Renters\u2019 Rights Act to be introduced on 1 May 2026<\/strong><\/strong><\/h2>\n\n\n\nThe government has confirmed 1 May 2026 as the start date for the first set of changes to tenancy law under the Renters\u2019 Rights Act. <\/p>\n\n\n\n
These will include: <\/p>\n\n\n\n
\n- banning Section 21 evictions<\/li>\n\n\n\n
- replacing fixed-term assured tenancies with periodic tenancies<\/li>\n\n\n\n
- limiting rent increases and rent paid in advance<\/li>\n\n\n\n
- banning bidding wars for rental properties<\/li>\n\n\n\n
- ending blanket bans on tenants on benefits or with children<\/li>\n\n\n\n
- giving tenants the right to keep pets<\/li>\n<\/ul>\n\n\n\n
A second phase of measures will be introduced in \u2018late 2026\u2019, with a planned third phase with no set date.<\/p>\n\n\n\n
Landlords will now be waiting on the government to publish key guidance, particularly around what needs to be included in new periodic tenancy agreements.<\/p>\n<\/div>\n\n\n\n![\"\"](\"https:\/\/www.simplybusiness.co.uk\/wp-content\/uploads\/sites\/3\/2025\/11\/renters-rights-bill-timeline-nov-25-scaled.png?w=1024\")
<\/figure>\n\n\n\nWhat is the Renters\u2019 Rights Bill 2025?<\/h2>\n\n\n\n
The Renters\u2019 Rights Bill is the result of the Labour government acting on its manifesto pledge<\/a> to transform private renting.<\/p>\n\n\n\nThe bill\u2019s headline measures are to stop landlords from issuing Section 21 evictions and to end assured shorthold tenancies, making all tenancies periodic. <\/p>\n\n\n\n
Much of the new legislation came from proposals that were included in the Conservatives\u2019 Renters\u2019 Reform Bill, which was shelved shortly before the 2024 general election. <\/p>\n\n\n\n
The new tenancy system will apply to new and existing tenancies at the same time. This will prevent a confusing two-tier system and allow tenants to benefit from immediate security, according to the government.<\/p>\n\n\n\n
It\u2019s important to note that these new laws will apply only to tenancies in England. There are different rules for Scotland, Wales, and Northern Ireland.<\/p>\n\n\n\n
What is the Renters\u2019 Rights Act?<\/h3>\n\n\n\n
The Renters\u2019 Rights Bill received Royal Assent on Monday 27 October 2025. This means it\u2019s now officially written into law as the Renters\u2019 Rights Act.<\/p>\n\n\n\n
Read the full version of the Renters\u2019 Rights Act<\/a> on the government website.<\/p>\n\n\n\n\nWhat\u2019s included in the Renters\u2019 Rights Act?<\/h2>\n\n\n\n
The Renters\u2019 Rights Act includes a mix of measures that either introduce new processes, ban existing practices, or change the way the market currently operates.<\/p>\n\n\n\n
As well as revamping the structure of tenancies and evictions, the new legislation aims to improve property standards and enforcement.<\/p>\n\n\n\n
Here\u2019s an overview of the 12 key measures:<\/p>\n\n\n\n
\n- Banning Section 21 evictions<\/a><\/li>\n\n\n\n
- Replacing fixed-term assured tenancies with periodic tenancies<\/a><\/li>\n\n\n\n
- Introducing a landlord ombudsman<\/a><\/li>\n\n\n\n
- Extending Awaab\u2019s law to private rentals<\/a><\/li>\n\n\n\n
- Extending the Decent Homes Standard to private rentals<\/a><\/li>\n\n\n\n
- Limiting rent increases<\/a><\/li>\n\n\n\n
- Introducing a Private Rented Sector Database<\/a><\/li>\n\n\n\n
- Giving tenants the right to keep pets<\/a><\/li>\n\n\n\n
- Banning rental property bidding wars<\/a><\/li>\n\n\n\n
- Ending blanket bans on tenants on benefits or with children<\/a><\/li>\n\n\n\n
- Strengthening local authority enforcement<\/a><\/li>\n\n\n\n
- Strengthening Rent Repayment Orders<\/a><\/li>\n<\/ol>\n<\/div>\n\n\n\n
1. Banning Section 21 evictions<\/h3>\n\n\n\n
Removing Section 21 evictions from the Housing Act 1988 means tenancies will only be ended by a tenant or if a landlord has a valid reason, defined in law (through an updated Section 8 process).<\/p>\n\n\n\n
Under the new system, when a tenant moves into a property they\u2019ll be protected from eviction for 12 months (provided they don\u2019t break their tenancy agreement). After that, if the landlord wants to sell or move into the property, they\u2019ll need to give four months\u2019 notice.<\/p>\n\n\n\n
Landlords identified the ban on Section 21 evictions as the incoming measure they\u2019re most concerned about, according to Simply Business research<\/a>.<\/p>\n\n\n\nOver half (56 per cent) of landlords said they think removal of Section 21 will make evictions more costly and lengthy, with a further 32 per cent saying they\u2019ll implement a stricter tenant vetting process as a result.<\/p>\n\n\n\n
And although 71 per cent said they\u2019d never used a Section 21 eviction, it\u2019s clear that many landlords see it as a vital safety net.<\/p>\n\n\n\n
A full list of the updated grounds for eviction<\/a> is available on the government website. <\/p>\n\n\n\n\nThis change will be introduced on 1 May 2026<\/strong> as part of phase one of the Renters\u2019 Rights Act.<\/p>\n<\/div>\n\n\n\n2. Making all tenancies periodic<\/h3>\n\n\n\n
Currently, most tenancies are Assured Shorthold Tenancies (ASTs) which means it\u2019s usually for a fixed term (such as 12 months) before becoming a periodic tenancy<\/a> if the tenant stays beyond the fixed term.<\/p>\n\n\n\n\nThe Renters\u2019 Rights Act makes all tenancies periodic. As a result, tenancies will have no end date. Tenants will be able to end the tenancy by giving two months\u2019 notice or the landlord will be able to end the tenancy by serving a Section 8 notice.<\/p>\n\n\n\n
This change will be introduced on 1 May 2026<\/strong> as part of phase one of the Renters\u2019 Rights Act.<\/p>\n<\/div>\n\n\n\n3. Introducing a landlord ombudsman<\/h3>\n\n\n\n
Landlords (including those who use a letting agent) will be required to join a new Private Rented Sector Landlord Ombudsman Service.<\/p>\n\n\n\n
Tenants will be able to make complaints about their landlords to the ombudsman. The service will provide binding decisions on all cases that could require a landlord to pay compensation or make improvements to their property.<\/p>\n\n\n\n
\nThis change will be introduced in \u2018late 2026<\/strong>\u2019 as part of phase two of the Renters\u2019 Rights Act.<\/p>\n<\/div>\n\n\n\n\n<\/div>\n\n\n\n4. Extending Awaab\u2019s Law to private rentals<\/h3>\n\n\n\n
Awaab\u2019s Law was introduced in the social rented sector in 2023. As part of the Renters\u2019 Rights Act, it\u2019ll be expanded to cover private rentals.<\/p>\n\n\n\n
The law requires landlords to address hazards such as damp and mould<\/a> within a specific timeframe. Tenants can take them to court if they don\u2019t comply.<\/p>\n\n\n\n\nThis change will be introduced as part of phase three of the Renters\u2019 Rights Act, which currently has no set date<\/strong>.<\/p>\n<\/div>\n\n\n\n5. Extending the Decent Homes Standard to private rentals<\/h3>\n\n\n\n
Similar to Awaab\u2019s Law, the Decent Homes Standard currently only applies to social housing but will be extended to private rentals as part of the Renters\u2019 Rights Act.<\/p>\n\n\n\n
The Decent Homes Standard will set a minimum requirement for all rental properties, giving local authorities powers to take enforcement action against those who don\u2019t comply.<\/p>\n\n\n\n
\nThis change will be introduced as part of phase three of the Renters\u2019 Rights Act, which currently has no set date<\/strong>.<\/p>\n<\/div>\n\n\n\n\n6. Limiting rent increases<\/h3>\n\n\n\n
When the Renters\u2019 Rights Act comes into force, all rent increases will be made using a single process:<\/p>\n\n\n\n
\n- landlords will be able to increase rents once a year<\/li>\n\n\n\n
- the rent increase will have to be in-line with market rates (the price that the property would be advertised for if it was empty)<\/li>\n\n\n\n
- rent rises will need to be communicated via a Section 13 notice<\/a>, including a two month notice period<\/li>\n<\/ul>\n\n\n\n
Tenants will be given the opportunity to challenge rent increases if they think they\u2019re unreasonable and exceed the market rate.<\/p>\n\n\n\n
Landlords will no longer be able to increase rents through rent review clauses, which are currently included in the majority of tenancy contracts.<\/p>\n\n\n\n
This change will be introduced on 1 May 2026<\/strong> as part of phase one of the Renters\u2019 Rights Act.<\/p>\n<\/div>\n\n\n\n7. Introducing a Private Rented Sector Database<\/h3>\n\n\n\n
Landlords will need to register themselves and their property details on a new Private Rented Sector Database.<\/p>\n\n\n\n
The database will be designed to:<\/p>\n\n\n\n
\n- give landlords easy access to compliance information<\/li>\n\n\n\n
- provide tenants with more transparency before they rent a property<\/li>\n\n\n\n
- provide local councils with more information on rental properties<\/li>\n<\/ul>\n\n\n\n\n
This change will be introduced in \u2018late 2026<\/strong>\u2019 as part of phase two of the Renters\u2019 Rights Act.<\/p>\n<\/div>\n\n\n\n8. Giving tenants the right to keep pets<\/h3>\n\n\n\n
To stop pet owners<\/a> looking to rent a home from being penalised in rental properties, landlords won’t be able to unreasonably reject a pet request from a tenant. And tenants will be given the opportunity to challenge decisions they see as unreasonable.<\/p>\n\n\n\n\nThis change will be introduced on 1 May 2026<\/strong> as part of phase one of the Renters\u2019 Rights Act. Full guidance will be published before the Renters\u2019 Rights Act is introduced.<\/p>\n<\/div>\n\n\n\n9. Banning rental property bidding wars<\/h3>\n\n\n\n
Landlords and letting agents will be required to publish an asking rent for a property. They will be banned from encouraging or asking for bids above the advertised price.<\/p>\n\n\n\n
The government says this will level the playing field for tenants and crack down on the minority of landlords and agents who encourage rental bidding.<\/p>\n\n\n\n
\nThis change will be introduced on 1 May 2026<\/strong> as part of phase one of the Renters\u2019 Rights Act.<\/p>\n<\/div>\n\n\n\n10. Ending blanket bans on tenants on benefits or with children<\/h3>\n\n\n\n
Discriminatory practices such as \u2018no DSS<\/a>\u2019 rental adverts will be banned and the government says it will crack down on other unnamed \u2018indirect practices\u2019.<\/p>\n\n\n\nLandlords will still be encouraged to complete tenant referencing<\/a> before accepting a tenant, with the ability to reject tenants due to affordability. However, they won\u2019t be able to reject tenants for receiving benefits or having children.<\/p>\n\n\n\n\nThis change will be introduced on 1 May 2026<\/strong> as part of phase one of the Renters\u2019 Rights Act.<\/p>\n<\/div>\n\n\n\n11. Strengthening local authority enforcement<\/h3>\n\n\n\n
The government plans to underpin the reforms with an effective enforcement framework. Local councils will be given powers to request information from landlords, plus the right to enter residential properties during investigations.<\/p>\n\n\n\n
Fines for non-compliance with rental reforms will be set at up to \u00a37,000 for an initial or minor offence. For serious or persistent offending, landlords could be fined up to \u00a340,000 or criminally prosecuted.<\/p>\n\n\n\n
\nThis change will be introduced on 1 May 2026<\/strong> as part of phase one of the Renters\u2019 Rights Act.<\/p>\n<\/div>\n\n\n\n12. Strengthening Rent Repayment Orders<\/h3>\n\n\n\n
To increase enforcement and deter landlords from offending, the government plans to strengthen the rules on Rent Repayment Orders<\/a> (RROs):<\/p>\n\n\n\n\n- Rent Repayment Orders will apply to all new offences set out in the Renters\u2019 Rights Bill<\/li>\n\n\n\n
- if landlords commit the same offence for a second time, they\u2019ll be required to pay the maximum RRO amount<\/li>\n\n\n\n
- the maximum amount of rent a landlord can be ordered to repay will double from 12 to 24 months<\/li>\n\n\n\n
- RROs will apply to superior landlords (property owners) and company directors to cover rent-to-rent arrangements<\/li>\n<\/ul>\n\n\n\n\n
This change will be introduced on 1 May 2026<\/strong> as part of phase one of the Renters\u2019 Rights Act.<\/p>\n<\/div>\n\n\n\n\nGovernment urged to publish guidance documents for landlords<\/strong><\/strong><\/strong><\/h2>\n\n\n\nThe National Residential Landlords Association (NRLA) has called for the government to publish key guidance as a matter of urgency for the implementation of the Renters\u2019 Rights Act to be a success.<\/p>\n\n\n\n
\u201cThe announcement of a commencement date for these important reforms is welcome. However, a deadline alone is not enough,\u201d said Ben Beadle, NRLA Chief Executive.\u2028<\/p>\n\n\n\n
\u201cWe have argued consistently that landlords and property businesses need at least six months from the publication of regulations to ensure the sector is properly prepared for the biggest changes it has faced for over 40 years.<\/p>\n\n\n\n
\u201cUnless the government urgently publishes all the guidance documents and written material needed to update tenancy agreements to reflect the changes to come, the plan will prove less a roadmap and more a path to inevitable failure.<\/p>\n\n\n\n
\u201cWithout this, landlords, tenants, agents, councils and the courts will be left without the information required to adapt, creating utter confusion at the very moment clarity is most needed.\u201d<\/p>\n<\/div>\n\n\n\n
3 ways landlords can prepare for the Renters\u2019 Rights Act<\/h2>\n\n\n\n
There will be a lot of change for landlords over the coming years, so preparation will be key. <\/p>\n\n\n\n
Here are three things you can start doing now to get ahead of the game:<\/p>\n\n\n\n
\n- Familiarise yourself with the legislation <\/strong>\u2013 the incoming changes to tenancy laws have been described as the biggest for a new generation. That\u2019s why it\u2019s so important that landlords take the time to read through the legislation in detail to understand their new obligations<\/li>\n\n\n\n
- Review your tenancy agreement <\/strong>\u2013 one of the biggest changes will be the move from fixed term to periodic tenancies. Most landlords will need to make changes to their standard tenancy agreements to reflect the new rules. Speak to a tenancy law expert if you\u2019re not sure of anything<\/li>\n\n\n\n
- Assess the standard of your property<\/strong> \u2013 the extension of the Decent Homes Standard and new rules on pets mean it\u2019ll be crucial for landlords to make sure their property is up to scratch and think about any changes that could make it easier to comply with new laws<\/li>\n<\/ol>\n\n\n\n
On top of this, landlords should keep up to date with the legislation\u2019s latest progress so they can get to grips with government guidance when it\u2019s published, as well as start dates for the new system.<\/p>\n\n\n\n
Read more:<\/strong> Renting out your property \u2013 rules for landlords in 2025<\/a><\/p>\n\n\n\nWhat could new tenancy laws mean for landlords and tenants?<\/h2>\n\n\n\n
The Renters\u2019 Rights Act is likely to have a significant impact on landlords and tenants.<\/p>\n\n\n\n
The new laws could make tenants feel more secure and increase the appeal of renting, which could lead to longer tenancies and boost rental demand. <\/p>\n\n\n\n
However, some landlords may be encouraged to sell which could exacerbate the lack of housing supply, causing rents to increase further. <\/p>\n\n\n\n
Housing Minister Matthew Pennycook said: “This government promised it would succeed where its predecessor had failed by overhauling the regulation of England\u2019s insecure and unjust private rented sector \u2013 our landmark Renters\u2019 Rights Act delivers on that commitment. <\/p>\n\n\n\n
“By abolishing Section 21 \u2018no-fault\u2019 evictions and empowering renters with greater security, rights, and protections, the Act will level decisively the playing field between landlord and tenant and transform the experience of private renting.”<\/p>\n\n\n\n
Ben Beadle, Chief Executive of the National Residential Landlords Association (NRLA), said: “With the Renters\u2019 Rights Act now on the statute book, the sector needs certainty about the way forward. <\/p>\n\n\n\n
“This is the most significant shake-up of the rental market in almost 40 years, and it is imperative that the new systems work for both tenants and responsible landlords. The NRLA stands ready to work with the Government to ensure the reforms are implemented in a way that is fair, proportionate and deliverable.” <\/p>\n\n\n\n
More guides for buy-to-let landlords<\/h3>\n\n\n\n\n- New energy efficiency rules for rental properties<\/a><\/li>\n\n\n\n
- Landlord responsibilities \u2013 a guide to property maintenance and repair<\/a><\/li>\n\n\n\n
- Property viewing checklist: a guide for landlords<\/a><\/li>\n\n\n\n
- UK house price predictions for next 5 years: a landlord\u2019s guide<\/a><\/li>\n<\/ul>\n\n\n\n\n
Get set with tailored landlord cover<\/h3>\n\n\n\n
Over 200,000 UK landlord policies, a 9\/10 customer rating and claims handled by an award-winning team. Looking to switch or start a new policy? Run a quick landlord insurance quote<\/a> today.<\/p>\n\n\n\n
A second phase of measures will be introduced in \u2018late 2026\u2019, with a planned third phase with no set date.<\/p>\n\n\n\n
Landlords will now be waiting on the government to publish key guidance, particularly around what needs to be included in new periodic tenancy agreements.<\/p>\n<\/div>\n\n\n\n The Renters\u2019 Rights Bill is the result of the Labour government acting on its manifesto pledge<\/a> to transform private renting.<\/p>\n\n\n\n The bill\u2019s headline measures are to stop landlords from issuing Section 21 evictions and to end assured shorthold tenancies, making all tenancies periodic. <\/p>\n\n\n\n Much of the new legislation came from proposals that were included in the Conservatives\u2019 Renters\u2019 Reform Bill, which was shelved shortly before the 2024 general election. <\/p>\n\n\n\n The new tenancy system will apply to new and existing tenancies at the same time. This will prevent a confusing two-tier system and allow tenants to benefit from immediate security, according to the government.<\/p>\n\n\n\n It\u2019s important to note that these new laws will apply only to tenancies in England. There are different rules for Scotland, Wales, and Northern Ireland.<\/p>\n\n\n\n The Renters\u2019 Rights Bill received Royal Assent on Monday 27 October 2025. This means it\u2019s now officially written into law as the Renters\u2019 Rights Act.<\/p>\n\n\n\n Read the full version of the Renters\u2019 Rights Act<\/a> on the government website.<\/p>\n\n\n\n The Renters\u2019 Rights Act includes a mix of measures that either introduce new processes, ban existing practices, or change the way the market currently operates.<\/p>\n\n\n\n As well as revamping the structure of tenancies and evictions, the new legislation aims to improve property standards and enforcement.<\/p>\n\n\n\n Here\u2019s an overview of the 12 key measures:<\/p>\n\n\n\n Removing Section 21 evictions from the Housing Act 1988 means tenancies will only be ended by a tenant or if a landlord has a valid reason, defined in law (through an updated Section 8 process).<\/p>\n\n\n\n Under the new system, when a tenant moves into a property they\u2019ll be protected from eviction for 12 months (provided they don\u2019t break their tenancy agreement). After that, if the landlord wants to sell or move into the property, they\u2019ll need to give four months\u2019 notice.<\/p>\n\n\n\n Landlords identified the ban on Section 21 evictions as the incoming measure they\u2019re most concerned about, according to Simply Business research<\/a>.<\/p>\n\n\n\n Over half (56 per cent) of landlords said they think removal of Section 21 will make evictions more costly and lengthy, with a further 32 per cent saying they\u2019ll implement a stricter tenant vetting process as a result.<\/p>\n\n\n\n And although 71 per cent said they\u2019d never used a Section 21 eviction, it\u2019s clear that many landlords see it as a vital safety net.<\/p>\n\n\n\n A full list of the updated grounds for eviction<\/a> is available on the government website. <\/p>\n\n\n\n This change will be introduced on 1 May 2026<\/strong> as part of phase one of the Renters\u2019 Rights Act.<\/p>\n<\/div>\n\n\n\n Currently, most tenancies are Assured Shorthold Tenancies (ASTs) which means it\u2019s usually for a fixed term (such as 12 months) before becoming a periodic tenancy<\/a> if the tenant stays beyond the fixed term.<\/p>\n\n\n\n The Renters\u2019 Rights Act makes all tenancies periodic. As a result, tenancies will have no end date. Tenants will be able to end the tenancy by giving two months\u2019 notice or the landlord will be able to end the tenancy by serving a Section 8 notice.<\/p>\n\n\n\n This change will be introduced on 1 May 2026<\/strong> as part of phase one of the Renters\u2019 Rights Act.<\/p>\n<\/div>\n\n\n\n Landlords (including those who use a letting agent) will be required to join a new Private Rented Sector Landlord Ombudsman Service.<\/p>\n\n\n\n Tenants will be able to make complaints about their landlords to the ombudsman. The service will provide binding decisions on all cases that could require a landlord to pay compensation or make improvements to their property.<\/p>\n\n\n\n This change will be introduced in \u2018late 2026<\/strong>\u2019 as part of phase two of the Renters\u2019 Rights Act.<\/p>\n<\/div>\n\n\n\n Awaab\u2019s Law was introduced in the social rented sector in 2023. As part of the Renters\u2019 Rights Act, it\u2019ll be expanded to cover private rentals.<\/p>\n\n\n\n The law requires landlords to address hazards such as damp and mould<\/a> within a specific timeframe. Tenants can take them to court if they don\u2019t comply.<\/p>\n\n\n\n This change will be introduced as part of phase three of the Renters\u2019 Rights Act, which currently has no set date<\/strong>.<\/p>\n<\/div>\n\n\n\n Similar to Awaab\u2019s Law, the Decent Homes Standard currently only applies to social housing but will be extended to private rentals as part of the Renters\u2019 Rights Act.<\/p>\n\n\n\n The Decent Homes Standard will set a minimum requirement for all rental properties, giving local authorities powers to take enforcement action against those who don\u2019t comply.<\/p>\n\n\n\n This change will be introduced as part of phase three of the Renters\u2019 Rights Act, which currently has no set date<\/strong>.<\/p>\n<\/div>\n\n\n\n When the Renters\u2019 Rights Act comes into force, all rent increases will be made using a single process:<\/p>\n\n\n\n Tenants will be given the opportunity to challenge rent increases if they think they\u2019re unreasonable and exceed the market rate.<\/p>\n\n\n\n Landlords will no longer be able to increase rents through rent review clauses, which are currently included in the majority of tenancy contracts.<\/p>\n\n\n\n This change will be introduced on 1 May 2026<\/strong> as part of phase one of the Renters\u2019 Rights Act.<\/p>\n<\/div>\n\n\n\n Landlords will need to register themselves and their property details on a new Private Rented Sector Database.<\/p>\n\n\n\n The database will be designed to:<\/p>\n\n\n\n This change will be introduced in \u2018late 2026<\/strong>\u2019 as part of phase two of the Renters\u2019 Rights Act.<\/p>\n<\/div>\n\n\n\n To stop pet owners<\/a> looking to rent a home from being penalised in rental properties, landlords won’t be able to unreasonably reject a pet request from a tenant. And tenants will be given the opportunity to challenge decisions they see as unreasonable.<\/p>\n\n\n\n This change will be introduced on 1 May 2026<\/strong> as part of phase one of the Renters\u2019 Rights Act. Full guidance will be published before the Renters\u2019 Rights Act is introduced.<\/p>\n<\/div>\n\n\n\n Landlords and letting agents will be required to publish an asking rent for a property. They will be banned from encouraging or asking for bids above the advertised price.<\/p>\n\n\n\n The government says this will level the playing field for tenants and crack down on the minority of landlords and agents who encourage rental bidding.<\/p>\n\n\n\n This change will be introduced on 1 May 2026<\/strong> as part of phase one of the Renters\u2019 Rights Act.<\/p>\n<\/div>\n\n\n\n Discriminatory practices such as \u2018no DSS<\/a>\u2019 rental adverts will be banned and the government says it will crack down on other unnamed \u2018indirect practices\u2019.<\/p>\n\n\n\n Landlords will still be encouraged to complete tenant referencing<\/a> before accepting a tenant, with the ability to reject tenants due to affordability. However, they won\u2019t be able to reject tenants for receiving benefits or having children.<\/p>\n\n\n\n This change will be introduced on 1 May 2026<\/strong> as part of phase one of the Renters\u2019 Rights Act.<\/p>\n<\/div>\n\n\n\n The government plans to underpin the reforms with an effective enforcement framework. Local councils will be given powers to request information from landlords, plus the right to enter residential properties during investigations.<\/p>\n\n\n\n Fines for non-compliance with rental reforms will be set at up to \u00a37,000 for an initial or minor offence. For serious or persistent offending, landlords could be fined up to \u00a340,000 or criminally prosecuted.<\/p>\n\n\n\n This change will be introduced on 1 May 2026<\/strong> as part of phase one of the Renters\u2019 Rights Act.<\/p>\n<\/div>\n\n\n\n To increase enforcement and deter landlords from offending, the government plans to strengthen the rules on Rent Repayment Orders<\/a> (RROs):<\/p>\n\n\n\n This change will be introduced on 1 May 2026<\/strong> as part of phase one of the Renters\u2019 Rights Act.<\/p>\n<\/div>\n\n\n\n The National Residential Landlords Association (NRLA) has called for the government to publish key guidance as a matter of urgency for the implementation of the Renters\u2019 Rights Act to be a success.<\/p>\n\n\n\n \u201cThe announcement of a commencement date for these important reforms is welcome. However, a deadline alone is not enough,\u201d said Ben Beadle, NRLA Chief Executive.\u2028<\/p>\n\n\n\n \u201cWe have argued consistently that landlords and property businesses need at least six months from the publication of regulations to ensure the sector is properly prepared for the biggest changes it has faced for over 40 years.<\/p>\n\n\n\n \u201cUnless the government urgently publishes all the guidance documents and written material needed to update tenancy agreements to reflect the changes to come, the plan will prove less a roadmap and more a path to inevitable failure.<\/p>\n\n\n\n \u201cWithout this, landlords, tenants, agents, councils and the courts will be left without the information required to adapt, creating utter confusion at the very moment clarity is most needed.\u201d<\/p>\n<\/div>\n\n\n\n There will be a lot of change for landlords over the coming years, so preparation will be key. <\/p>\n\n\n\n Here are three things you can start doing now to get ahead of the game:<\/p>\n\n\n\n On top of this, landlords should keep up to date with the legislation\u2019s latest progress so they can get to grips with government guidance when it\u2019s published, as well as start dates for the new system.<\/p>\n\n\n\n Read more:<\/strong> Renting out your property \u2013 rules for landlords in 2025<\/a><\/p>\n\n\n\n The Renters\u2019 Rights Act is likely to have a significant impact on landlords and tenants.<\/p>\n\n\n\n The new laws could make tenants feel more secure and increase the appeal of renting, which could lead to longer tenancies and boost rental demand. <\/p>\n\n\n\n However, some landlords may be encouraged to sell which could exacerbate the lack of housing supply, causing rents to increase further. <\/p>\n\n\n\n Housing Minister Matthew Pennycook said: “This government promised it would succeed where its predecessor had failed by overhauling the regulation of England\u2019s insecure and unjust private rented sector \u2013 our landmark Renters\u2019 Rights Act delivers on that commitment. <\/p>\n\n\n\n “By abolishing Section 21 \u2018no-fault\u2019 evictions and empowering renters with greater security, rights, and protections, the Act will level decisively the playing field between landlord and tenant and transform the experience of private renting.”<\/p>\n\n\n\n Ben Beadle, Chief Executive of the National Residential Landlords Association (NRLA), said: “With the Renters\u2019 Rights Act now on the statute book, the sector needs certainty about the way forward. <\/p>\n\n\n\n “This is the most significant shake-up of the rental market in almost 40 years, and it is imperative that the new systems work for both tenants and responsible landlords. The NRLA stands ready to work with the Government to ensure the reforms are implemented in a way that is fair, proportionate and deliverable.” <\/p>\n\n\n\n Over 200,000 UK landlord policies, a 9\/10 customer rating and claims handled by an award-winning team. Looking to switch or start a new policy? Run a quick landlord insurance quote<\/a> today.<\/p>\n\n\n\n<\/figure>\n\n\n\nWhat is the Renters\u2019 Rights Bill 2025?<\/h2>\n\n\n\n
What is the Renters\u2019 Rights Act?<\/h3>\n\n\n\n
What\u2019s included in the Renters\u2019 Rights Act?<\/h2>\n\n\n\n
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1. Banning Section 21 evictions<\/h3>\n\n\n\n
2. Making all tenancies periodic<\/h3>\n\n\n\n
3. Introducing a landlord ombudsman<\/h3>\n\n\n\n
4. Extending Awaab\u2019s Law to private rentals<\/h3>\n\n\n\n
5. Extending the Decent Homes Standard to private rentals<\/h3>\n\n\n\n
6. Limiting rent increases<\/h3>\n\n\n\n
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7. Introducing a Private Rented Sector Database<\/h3>\n\n\n\n
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8. Giving tenants the right to keep pets<\/h3>\n\n\n\n
9. Banning rental property bidding wars<\/h3>\n\n\n\n
10. Ending blanket bans on tenants on benefits or with children<\/h3>\n\n\n\n
11. Strengthening local authority enforcement<\/h3>\n\n\n\n
12. Strengthening Rent Repayment Orders<\/h3>\n\n\n\n
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Government urged to publish guidance documents for landlords<\/strong><\/strong><\/strong><\/h2>\n\n\n\n
3 ways landlords can prepare for the Renters\u2019 Rights Act<\/h2>\n\n\n\n
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What could new tenancy laws mean for landlords and tenants?<\/h2>\n\n\n\n
More guides for buy-to-let landlords<\/h3>\n\n\n\n
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Get set with tailored landlord cover<\/h3>\n\n\n\n