Renters’ Rights Act 2025 – implementation roadmap

Although the Renters’ Rights Act 2025 (RRA) received Royal Assent at the end of October, its provisions are not yet in force. On 13 November 2025, the government published its implementation roadmap.

The RRA will introduce significant changes to the residential private rented sector in England and in line with speculation, the roadmap confirms the RRA will start coming into force in the first half of 2026. The government’s view is this period should allow sufficient time for ‘landlords and letting agents to prepare effectively’.

The key dates are:

Phase 1: 1 May 2026

In relation to the private rented sector, the roadmap sets out that the following ‘phase 1’ measures will take effect from 1 May 2026:

• Assured shorthold tenancies (ASTs) and section 21 ‘no fault evictions’ will be abolished.
• Assured Periodic Tenancies (APTs) will be introduced. From 1 May 2026 there will be a periodic tenancy regime with annual rent review (landlords will be required to follow a revised statutory procedure and provide the tenant with a notice detailing the proposed rent increase at least 2 months before it is due to take effect). Tenants will be required to give a minimum of two months’ notice to bring a tenancy to an end. Existing ASTs will automatically convert to APTs – so any fixed term will be overridden so as to be a “periodic tenancy”. That means the tenancy will roll forward indefinitely subject to the tenant’s two month termination right and the landlord’s rights to use one or more of the statutory grounds for possession.
• Reformed possession grounds will come into force. The roadmap states ‘landlords will only be able to evict tenants when they have a valid reason. Possession grounds will be extended to make it easier for landlords to evict tenants who commit anti-social behaviour, or who are in serious persistent rent arrears’.
• Landlords and letting agents must ensure that any advert for a new letting quotes the asking rent (not a range) and they will not be able to ask for, encourage, or accept an offer that is higher than the advertised rent (the ban on rental bidding). Landlords and agents will also not be able to request more than 1 month’s rent in advance.
• Anti-discrimination measures in relation to any practices which discourage renting to tenants in receipt of benefits or with children will become effective.
• Tenants will have the right to request permission to keep a pet. A landlord cannot unreasonably refuse consent and must give or refuse consent in writing within 28 days.
• Measures related to strengthened local council enforcement and rent repayment orders will also come into force.

Secondary legislation will be required to implement the above measures. In the roadmap the government has published a table of the required statutory instruments (SIs). The 1 May 2026 is noted as the ‘coming into force’ date of the SIs implementing the above measures – although there is a note in bold which states ‘coming into force dates’ are subject to finalisation and, where applicable, the approval of Parliament’.

The SIs listed for implementation on 1 May 2026 also include the ‘Purpose-Built Student Accommodation (PBSA) exemption’. The commentary states that this SI ‘Exempts private PBSA that complies with UNIPOL and ANUK student housing codes approved under section 233 of the Housing Act 2004 from the assured tenancy system and ensures providers have access to an amended “Ground 4A” (the student possession ground) for existing tenancies.’

As part of the roadmap, the government has stated ‘[t]he abolition of section 21 and tenancy reforms during Phase 1 will not apply initially to the social rented sector. This will happen during Phase 2, and we are working with social housing landlords and the Regulator of Social Housing on implementation for the social rented sector.’

Phase 2: From late 2026

Phase two will see the introduction of the PRS Database and PRS Landlord Ombudsman.

The roadmap notes that these measures will be implemented in two key stages starting in late 2026 for the PRS database.

Stage 1: Regional rollout of the PRS database for landlords and local councils

The government notes they will commence roll out of the PRS database from ‘late 2026’.

The database is mandatory for residential landlords and there will be an annual fee (which the government states will be confirmed closer to launch). Regulations will be required to flesh out the details and requirements of the database. Although the roadmap states that ‘at a minimum’ the government expects it to include:

• The landlord’s contact details
• The property details
• Safety information – Gas, Electric and Energy Performance Certificates.

Stage 2: Further roll out of the database and introduction of the Ombudsman

The public access and data sharing aspects of the database will launch in stage 2.

After the database has been introduced, the PRS Landlord Ombudsman will then be introduced. Again, this will be a mandatory scheme and fees will be ‘confirmed closer to launch’. The roadmap sets out that the PRS Landlord Ombudsman will launch in two stages:

'Stage 1 will happen at least 12 to 18 months before implementation. The Secretary of State will choose a scheme administrator to run the new service, which will then need time to scale up.

Stage 2 will require landlords to be members of the new service – we expect this to be in 2028, when the Secretary of State is confident the service is ready for delivery. We will make sure landlords are given sufficient notice in advance of requiring them to be members of the scheme.’

Stage 1 is targeted for 2026 and stage 2 in 2028.

Phase 3: Dates to be confirmed following consultation

In relation to stage three the government:

• Sets out its plans to introduce a Decent Homes Standard (DHS) to the PRS for the first time. In July, the government issued a consultation on a reformed Decent Homes Standard (DHS) for social and privately rented homes. However, in relation to the DHS, the timetable for implementation appears to be a slow one, with the government proposing that the DHS ‘becomes an enforceable requirement in privately rented homes from 2035 or 2037, and a regulatory requirement in social housing from 2035 or 2037’. Although in the roadmap the government does note: ‘While we are proposing a long-term deadline, our expectation is that landlords should commence works earlier wherever feasible, remaining mindful of the effect on tenants’.
• Highlights its recent consultation on ‘plans to require all domestic privately rented properties in England and Wales to meet Minimum Energy Efficiency Standards (MEES) of EPC C or equivalent by 2030 unless a valid exemption is in place’. The roadmap notes that further details on this will be set out in the government’s response to the consultation.
• States it will extend Awaab’s Law to the PRS. The government states it will ‘consult on the details of this policy, including implementation timescales, in due course’.

What else is in the roadmap?

The roadmap sets out the government’s plans for issuing guidance and effectively communicating the changes over the coming months.

The Government have now issued numerous guidance notes (which can be found on the MHCLG website) – but use with some caution. They are relatively high level and we have noticed that some of them are slightly misleading.

Guidance for landlords and letting agents has been issued. Guidance for local authorities and councils has also been published. The roadmap notes that guidance for tenants will be issued in April 2026, alongside a campaign for tenants to highlight their rights.

Significant concerns have been raised about the capacity of the court system to deal with the changes being introduced by the RRA. The roadmap states that the ‘justice system will be supported with funding to ensure that the courts and tribunals have the resources and capacity they need to handle the additional workload these reforms will generate’.

Possession claims: The roadmap highlights proposals for further funding for ‘a new digital end-to-end possession service in the county courts’. The roadmap states work on this service is underway, and that a staged roll out is planned, with ‘a first release in 2026’ and a fully operational system expected by April 2027. The government commits to ensuring that ‘sufficient capacity is in place’ for the courts to handle new possession cases until then.

Rent challenges: In relation to rent challenges, the document states that the government is ‘working to develop a new digital system in the Tribunal to make processes more efficient’. Picking up on earlier government statements, the roadmap also notes that ‘[i]n the longer term, the government intends to establish an alternative body or mechanism to the First-tier Tribunal to make initial rent determinations, subject to a final viability assessment. This will help support the Tribunal’s capacity.’ However, this statement is likely to do little to allay fears in relation to the Tribunal’s shorter-term capacity to deal with the changes. The backdating of rent is not currently permitted where the first-tier tribunal determines a new rent following a tenant has challenging a rent increase, so this will be an area which is monitored closely.

Some of the investigatory powers that the RRA introduces will come into force on 27 December 2025.