🛠️ Phase-by-Phase Implementation Roadmap
The Renters’ Rights Act 2025 — now law — marks the most significant overhaul of England’s private rented sector in decades. Rather than happening all at once, reforms will be phased in over several years to give landlords, tenants and local authorities time to adapt.
📍 Phase 0: Late-Dec 2025 – Enforcement Powers Kick In
27 December 2025
Before the main reforms begin, local councils will receive strengthened investigatory powers. These include the ability to:
- Inspect properties
- Demand documentation from landlords and agents
- Access third-party data to enforce housing standards more effectively.
🚀 Phase 1 – From 1 May 2026: Fundamental Tenancy Reform
The most transformative changes land on 1 May 2026, reshaping the rental agreement structure for most private tenancies:
✔ Abolition of Section 21 “no-fault” evictions – landlords must now use valid legal grounds under Section 8 to regain possession.
✔ End of Assured Shorthold Tenancies (ASTs) – all private tenancies convert to Assured Periodic Tenancies with no fixed end date.
✔ Reformed possession grounds – landlords can only evict for defined, fair reasons.
✔ Rent increase controls – rents can only be increased once per year via statutory process.
✔ Ban on bidding wars – landlords must advertise a set rent and cannot accept competitive offers above it.
✔ Limits on rent in advance – landlords may only require one month’s rent in advance.
✔ Anti-discrimination protections – stronger rules preventing unfair treatment of families and benefit recipients.
✔ Pets – landlords must consider reasonable requests to keep a pet.
This phase applies primarily to the private rented sector, with some social sector reforms following later in Phase 2.
📊 Phase 2 – From Late 2026: Database & Ombudsman Rollout
Late 2026 ushers in structural support and compliance measures:
📌 Private Rented Sector (PRS) Database:
- Mandatory landlord registration with property and safety details
- Annual fees payable
- Public access introduced in stages to aid transparency and tenant choice
📌 PRS Landlord Ombudsman:
- A compulsory dispute-resolution service for all PRS landlords
- Provides guidance, binding decisions, and mediation support
- Expected to be operational for all landlords by around 2028.
This phase strengthens accountability and helps reduce costly court battles.
🏡 Phase 3 – Property Standards & Housing Quality (2030s)
The final phase tackles quality of accommodation:
📌 Decent Homes Standard in the PRS:
A new minimum quality and safety benchmark for private rentals.
📌 Awaab’s Law Expansion:
Time-bound duties on landlords to address hazards such as damp, mould and urgent disrepair.
Although dates are still being confirmed, Phase 3 is expected in the 2030s, following consultations and secondary legislation.
📊 What This Means for the Rental Market
The Renters’ Rights Act is transforming the balance of power between landlords and tenants. Key impacts include:
🔐 Greater Security for Renters
Tenants will enjoy stronger protections against arbitrary eviction and more predictable tenancy terms. With assured periodic tenancies, renters — including families and vulnerable groups — gain stability previously unavailable under fixed-term ASTs.
💼 Market Adaptation & Compliance Costs
Landlords must adapt to new compliance obligations, including registration, record-keeping and participation in an ombudsman scheme. This administrative uplift — alongside potential enforcement penalties — may challenge smaller landlords.
📉 Potential Shifts in Supply & Pricing
Industry commentary suggests some landlords may reduce portfolios or exit the sector entirely in response to regulatory burdens — amplifying supply constraints in key areas. This has the potential to exert upward pressure on rents in overheated markets.
🤝 How Robert Williams Can Help
Based in Exeter and the surrounding areas, Robert Williams works closely with local landlords and tenants and understands how national legislation impacts the local rental market. As the Renters’ Rights Act is rolled out, our team will continue to share clear guidance and practical insight to help clients stay informed and confident during a period of change.
If you’d like to discuss how the evolving rental landscape may affect you, our friendly team is always happy to help.
