Roadmap published for implementation of Renters Rights Act

Following the Renters Rights Act 2025 receiving Royal Assent on 27 October 2025, the government has published its roadmap for implementation. The legislation will be introduced in three phases, with several key changes taking effect from as early as 1^st May 2026. These include the banning of no-fault evictions (otherwise known as Section 21 evictions), fixed-term tenancy contracts and rent bidding, among other changes.

The MHCLG Policy Paper, published on 13^th November 2025, outlines the timeline for the implementation of all parts of the Act. Phase two is set to commence “from late 2026” and includes structural changes to the private rented sector (PRS) including the launch of a database for all PRS properties. The changes included in phase three are to be brought in later, with the introduction of a new Decent Homes Standard proposed to be in force no later than “either 2035 or 2037.”

A summary of the main changes and their implementation dates is provided below. The full paper is available on the government’s website here.

Phase 1: From 1st May 2026

• Abolition of Section 21 ‘no fault’ evictions
• Grounds for Possession will be reformed
• Most tenancies created on or after 1^st May 2026 will be Assured Periodic Tenancies
• Landlords who had tenancies which commenced before 1^st May 2026 will need to provide tenants with a copy of a government published “information sheet” to inform tenants about the changes made by the act by 31^st May 2026
• Rent increases limited to once a year with Tenants having the right to appeal to the First Tier Tribunal (Property Chamber) for determination if not agreed.
• Rental bidding banned
• Discrimination against renters with children or those receiving benefits becomes illegal
• Stronger rights for tenants with pets
• Stronger local council enforcement and rent repayment orders

Phase 2: From late 2026

This phase is still very much in consultation but once implemented will bring in structural changes to improve accountability in the PRS, including…

• Rollout of database for landlords and local councils
• Mandatory participation in the new PRS Landlord Ombudsman scheme

Phase 3

This phase will focus on raising standards and health & safety including…

• Introduction of the new Decent Homes Standard (dates to be confirmed following consultation)
• Extension of Awaab’s law to PRS

If you are a landlord and would like advice on how these changes will affect your rental portfolio, our specialist Property Litigation team is here to help. Contact Rob Winder on 01228 516666 or click here to send him an email.