Renters’ Rights Act (RRA) Implementation Dates
14th November, 2025
More than 6 years since it was first mooted, the government has now confirmed that 1 May 2026 will be the implementation date for Phase 1 of the RRA.
Renters’ Rights Act Implementation Dates – Phase 1
This includes:
- Eradication of no-fault evictions (s21), however note that social rented sector will not be affected until phase 2 which is expected to be implemented in late 2026
- Vast majority of new and existing tenancies will be Assured Periodic Tenancies – so tenants will be able to stay in the property as long as is needed unless a valid s8 notice is served. Tenants can end their tenancy with 2 months’ notice
- Extended grounds for possession by landlords, but a requirement that landlords have a valid reason. Notice periods for s8 evictions are generally increasing, however the aim is to make eviction for anti social behaviour easier
- Effect on rent
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- Rent increases limited to once a year and notice of 2 months required
- Ban on rental bidding and advanced rent payment limited to one month
- Rent repayment orders will be extended to superior landlords, maximum penalty to double, and repeat offenders will pay double the amount
- Strengthening of local council enforcement procedures
- Discriminating against renters who have children or who are on benefits will be illegal
- Pets – landlords will have to consider a tenant’s pet request within 28 days and provide valid reasons for refusal
Renters’ Rights Act Implementation Dates – Phase 2
Phase 2 will be rolled out in two key stages, and is expected to take place in late 2026:
Stage 1
- Rollout of a database for the PRS (private rented sector) landlords and local councils
- It will be mandatory for all landlords and will require an annual fee
- The database will require key information from landlords, including:
- Landlord contact details, including for all joint landlords
- Property details (address, type of property, number of bedrooms and residents, whether occupied and furnished)
- Safety information – Gas and electric certificates, EPC certificates
Stage 2
- Public access to the PRS database
- A PRS ombudsman will be introduced and will aim to support tenants when things go wrong, and provide landlords with tools, guidance, and training for handling tenant complaints
- The ombudsman scheme will be mandatory for landlords
- The implementation of the ombudsman will happen in two stages
Renters’ Rights Act Implementation Dates – Phase 3
A Decent Homes Standard (DHS) will be introduced to the PRS. It is anticipated to be brought into force in either 2035 or 2037 with the following aims:
- Ensure PRS properties meet a minimum standard of housing quality
- Increase local authority powers of enforcement
- Review of the Housing Health and Safety Rating System
- Awaab’s law will be extended to the PRS
There are plans for all domestic privately rented properties to meet minimum energy efficiency standards of EPC C or equivalent by 2030 in England and Wales. A valid exemption will be required if this is not achievable.
Further government guidance can be found here: https://www.gov.uk/government/publications/renters-rights-act-2025-implementation-roadmap/implementing-the-renters-rights-act-2025-our-roadmap-for-reforming-the-private-rented-sector#section-2-taking-a-phased-approach
This is the most significant change in the law relating to residential tenancies in nearly 40 years. If you have any questions as to how these changes affect you and the properties you manage, please get in touch with our expert affordable housing team.
Please note that this briefing is designed to be informative, not advisory and represents our understanding of English law and practice as at the date indicated. We would always recommend that you should seek specific guidance on any particular legal issue.
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