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The Renters Reform Bill is now officially The Renters Reform Act 2025. As of the 27th October 2025, the bill received royal assent to become law.
There has been a real flurry of updates recently and some may have found it a bit overwhelming. That's why we have simplified the information on this page and it should cut straight through to the most relevant and important changes coming ou way next year.
The government has now released the official implementation timeline for the Renters Rights Act 2025 - a major reform that will reshape the private rented sector in the years ahead.
The rollout will take place in three phases, giving the sector time to prepare. Below, we set out the full roadmap - with a focus on the most immediate changes arriving in Phase 1.
To ensure a smooth transition, the government is introducing the reforms gradually. This phased structure is designed to give landlords, agents and tenants time to understand their responsibilities and adapt before each stage becomes law.
The timeline is as follows:
Phase 1 - From 1 May 2026
The New Tenancy System
Phase 2 - From late 2026
Landlord Ombudsman and PRS Database
Phase 3 - Dates TBC
Decent Homes Standard and Awaab’s Law
Phase 1 brings the most significant and immediate changes. These will reshape how tenancies are structured and how landlords can regain possession of their properties. Below is a clear summary of what to expect.
1. The End of Section 21 ‘No-Fault’ Evictions
Section 21 will be abolished from 1 May 2026. After this date, landlords must rely on specific grounds for possession.
- Any Section 21 notices served before 1 May 2026 will remain valid
- They must reach the court system no later than 31 July 2026
2. New and Reformed Possession Grounds
To replace Section 21, Section 8 grounds will be expanded. Key mandatory grounds include:
Landlord or immediate family moving in (Ground 1)
- 4 months’ notice
- Cannot be used in the first 12 months of a tenancy
Landlord intending to sell (Ground 1A)
- 4 months’ notice
- Also not permitted within the first 12 months
Three months’ rent arrears (Ground 8)
- 4 weeks’ notice
These changes are designed to ensure landlords can still regain their properties when needed, with clearer and more predictable processes.
3. Abolition of Fixed-Term Tenancies
All tenancies - existing and new - will convert to Assured Periodic Tenancies.
- There will be no fixed end date
- Tenants can leave with two months’ notice (expiring the day before rent is due)
- Landlords must use a valid Section 8 ground to end a tenancy
4. New Rules on Rent and Payments
- Bidding wars will be banned
- Landlords and agents cannot request more than one month’s rent in advance
- Existing advance rent taken before 1 May 2026 does not need to be refunded
- The five-week deposit cap remains unchanged
5. Changes to Rent Increases
- All rent increases must use a Section 13 notice
- Notice periods will increase from one month to two months
- Increases can only take place once per year
6. Right to Request a Pet
Landlords must consider all pet requests and cannot unreasonably refuse.
- If you refuse, you must give a valid, evidence-based reason
- A government list of acceptable refusal reasons will follow
7. Ban on Discrimination
Discrimination against tenants with children or those receiving benefits will be explicitly illegal. This includes:
- Withholding information
- Declining viewings
- Refusing tenancies on these grounds
Phase 1 sets the foundations for the new tenancy system, with further compliance requirements arriving in Phases 2 and 3.
Phase 2 - From late 2026
This stage introduces two new mandatory systems:
- A PRS Database, requiring all landlords to register themselves and their properties
- A PRS Landlord Ombudsman, providing a low-cost alternative to court for resolving disputes
Phase 3 - Dates TBC
This final phase focuses on property standards and safety:
- The Decent Homes Standard will apply to the private rented sector for the first time
- Awaab’s Law will introduce strict deadlines for addressing serious hazards such as damp and mould
- Government consultation suggests possible implementation in 2035 or 2037
For further resources on the subject, please head to our resources page.
Our FAQs are available below. If you are a landlord or a tenant with concerns about how you may be affected by the upcoming bill, please don't hesitate to give us a call for a chat.
