Renter’s Rights Act implementation timeline announced

Duncan McGregor, Partner

The Government released an update to its proposed timeline for the introduction of the various elements of the Renters Rights Act 2025 (RRA), which received Royal Assent on 27 October.  Whilst some elements, such as the exclusion of a long lease from the definition of an assured shorthold tenancy (see our previous article), are due to come into force in December, as well as new investigatory powers for councils to inspect properties and demand documents and data, the bulk of the RRA still needed to be implemented.  The Government has set out on its website the timings for the remaining elements which will be rolled out in three phases:

1 May 2026 – the new system of periodic tenancies comes into force.  This means the end of fixed term tenancies and the so-called “no-fault” evictions.  Other changes set to come in at this point are set out more fully below

“Late 2026” – the introduction of the Database of private rented sector (“PRS”) properties and establishment of the Landlord Ombudsman for the PRS

Phase three involves the extension of “Awaabs’s Law” to the PRS (it is already in force for social housing) and the introduction of a Decent Homes Standard.  Both of these measures will be subject to further consultation

While there’s been plenty of discussion about the challenges the Act brings for landlords, I believe it also opens up some real opportunities.

The Act is designed to create a more secure environment for renters.  The upside for landlords is the potential for longer term, more stable tenant relationships.  Long-term tenancies reduce the cost and time associated with frequent tenant turnover, such as void periods, marketing expenses, and the administrative burden of new tenant checks. With tenants likely to feel more secure, they are also more likely to treat the property as a long-term home, resulting in better upkeep and fewer issues related to property damage or neglect. As tenants settle for longer periods, landlords can experience more predictable rental income streams, which are vital for financial planning and investment growth.  The Act will introduce stricter regulations around property maintenance, eviction procedures, and tenant rights, and will encourage a higher level of professionalism across the rental sector. This increased professionalism can be a competitive advantage for landlords who already adhere to best practices and maintain their properties to a high standard.

Phase 1 in full:

1. abolish so-called “no-fault” evictions
2. introduce Assured Periodic Tenancies in the private rented sector (PRS)
3. reform possession grounds in the PRS
4. limit rent increases to once a year in the PRS
5. ban rental bidding and rent in advance
6. make it illegal to discriminate against renters who have children or receive benefits
7. require landlords in the PRS to consider tenant requests to rent with a pet
8. strengthen both local council enforcement and rent repayment orders