Renters’ Rights Act: a practical guide for landlords

The Renters’ Rights Act 2025 is now law. It received Royal Assent on 27 October 2025, and the government has published a detailed roadmap showing how the Renters’ Rights Act will be implemented in three phases. These began on 1st May 2026.

If you let property in England, the Renters’ Rights Act will reshape how you create tenancies, how you increase rent, how disputes are handled and, in the longer term, the standards your properties must meet. This guide explains the changes in a clear, landlord-friendly way so you know what to expect and what to do next.

The Renters’ Rights Act roadmap: understanding the three phases

The government is introducing the Renters’ Rights Act reforms gradually to give landlords time to adapt.

Phase 1 – now in force from 1st May 2026

This phase transforms private tenancies under the Renters’ Rights Act. Section 21 “no-fault” evictions have ended, fixed-term Assured Shorthold Tenancies (ASTs) have also ended and most tenancies have become Assured Periodic Tenancies (APTs). Rent increases are now limited to once per year, rental bidding is banned and you are not allowed to ask tenants for more than one month’s rent in advance.

The Act also prohibits discrimination against tenants with children or tenants receiving benefits. Tenants have gained a stronger right to request pets, councils have receive expanded enforcement powers, and landlords must by now have issued new written information to tenants, including a government ‘Information Sheet’.

Phase 2 – from late 2026

The focus shifts to transparency and complaint-handling. A new PRS Database will require every private landlord to register themselves and each property, providing information such as safety certificates and EPC ratings. Registration will carry an annual fee.

A PRS Landlord Ombudsman will follow, giving tenants a free route to resolve complaints. Membership will be mandatory once the system is fully operational, which the government currently expects to be in 2028. This phase will also extend the Renters’ Rights Act tenancy reforms to the social rented sector.

Phase 3 – 2030s (exact dates to follow)

The final phase raises housing standards. A Decent Homes Standard will apply to private rentals for the first time. Awaab’s Law will introduce legal timeframes for fixing serious hazards such as damp and mould. These changes will sit alongside plans to raise energy efficiency expectations, including a previously consulted-on ambition for most rentals to reach EPC C by 2030, and an updated Housing Health and Safety Rating System (HHSRS).

Phase 1 in detail: what changed on 1st May 2026

Ending Section 21 under the Renters’ Rights Act

From 1st May 2026 you are no longer able to use Section 21 to end a tenancy. Instead, you’ll now have to rely on updated Section 8 possession grounds. These include selling the property, moving yourself or a close family member in, plus serious rent arrears and anti-social behaviour by tenants.

Assured Periodic Tenancies replace fixed terms

Most new and existing private tenancies have been converted to Assured Periodic Tenancies with no fixed end date. Your tenant can stay indefinitely unless you prove a Section 8 ground. If they wish to move out, they are now required to give two months’ notice.

New rent-increase rules

Rent can only be increased once every 12 months under a revised Section 13 notice. You must give at least two months’ notice, and your tenant can refer the increase to the First-tier Tribunal (Property Chamber) if they believe it is above market level. Any rent clauses that conflict with the new statutory rules no longer apply.

Limits on rent in advance and rental bidding

The Renters’ Rights Act bans rental bidding, meaning you cannot invite or accept offers above the advertised rent. You are also prevented from requiring more than one month’s rent in advance at the start of a tenancy.

Pets, discrimination and enforcement

Tenants have a clearer right to request a pet and you must reply within 28 days, giving a valid reason if you refuse. It is now unlawful to disadvantage prospective tenants because they have children or receive benefits. Councils have also gained new powers and tougher civil penalties for certain offences, including fines that can reach £40,000 for serious or repeated breaches.

New paperwork requirements under the Renters’ Rights Act

For tenancies created after 1st May 2026, you must provide specific written information within the tenancy agreement. For existing tenancies, you must have given tenants the government’s new ‘Information Sheet’ by 31st May 2026, and where the agreement was originally verbal, a written summary of the main terms.

Phase 2 in detail: the PRS Database and Landlord Ombudsman

What the PRS Database means for you

Changes under the Renters’ Rights Act mean that, from late 2026, every private landlord will need to register on a new PRS Database. You’ll be asked for your contact details, the full address and type of each property, and safety information such as gas certificates, electrical reports and EPCs. An annual fee will apply. Parts of the database will later become publicly accessible, and local authorities will have access to support enforcement.

The PRS Landlord Ombudsman

The Ombudsman will give tenants a free, independent route to resolve complaints. You will be required to join the scheme, and membership fees will be charged. The government’s current expectation is that mandatory membership will apply from 2028.

How to prepare now for Phase 2 of the Renters’ Rights Act

To start preparing for Phase 2 of the Renters’ Rights Act, organise your property information so it’s all in one place. A simple digital folder for each property – containing certificates, EPCs, tenancy agreements and key dates – will make registration far easier.

Because Phase 2 brings new ongoing costs (database fees and Ombudsman membership), you should factor these into your medium-term plans. It may also be worth reviewing which properties still fit your goals, especially if major repairs or improvements are coming up.

Finally, draft a basic complaints policy. The Ombudsman will expect you to have given tenants a fair opportunity to resolve issues directly before a case reaches them. A clear process – how tenants contact you, how quickly you respond and how you record actions – will put you in a stronger position.

Phase 3 in detail: standards, safety and energy efficiency

Phase 3 of the Renters’ Rights Act will introduce a Decent Homes Standard for private rentals. This will set a baseline for the condition and quality of your properties. Although final dates are still to come, the government has consulted on an updated DHS and propose it will be implemented in either 2035 or 2037.

Awaab’s Law will also be extended to the private rented sector, bringing legally enforceable timeframes for addressing serious hazards such as dangerous damp and mould. Alongside this, the government has consulted on uplifting energy efficiency requirements – potentially to EPC C for most rentals by 2030 – and on modernising the Housing Health and Safety Rating System.

How to prepare for Phase 3 of the Renters’ Rights Act

Begin with a light-touch condition review of each property. Check the main structural elements, the age and condition of kitchens and bathrooms, the heating and ventilation systems and any recurring damp or condensation issues. Note the current EPC rating and what improvements may be needed to reach EPC C.

From there, you can create a 5- to 10-year improvement plan that prioritises properties with the biggest gaps. Spreading works over several years can make them more manageable and easier to align with tenancy changes.

These improvements will have tax implications, so it’s worth thinking ahead. Some work counts as repairs; other work is capital and needs planning. If you’re unsure, this is an area where professional advice from THP can make a meaningful difference.

Bringing it all together

The Renters’ Rights Act is the most significant reform to private renting in decades. The landlords who handle it best won’t necessarily be the ones with the biggest portfolios. It will be the ones who stay organised, plan ahead and adapt gradually rather than all at once.

Phase 1 has now changed how you run your tenancies. Phase 2 changes how you’re registered and held accountable. Then Phase 3 raises the standards your properties must meet.

By preparing early – tidying up your paperwork, planning your rent strategy, organising your property data and planning long-term improvements – you’ll not only stay compliant but also protect the value and performance of your portfolio.

If you’d like support with planning for the Renters’ Rights Act, understanding its tax implications or reviewing your portfolio, THP Chartered Accountants is here to help. Check out our Landlords’ Platinum Accounting Service with free MTD compliant software today.