The long-awaited Renters Reform Bill has finally completed its journey through Parliament, receiving Royal Assent on 27 October 2025 and becoming the Renters’ Rights Act 2025. Zoe Taylor, associate solicitor in our land & property dispute team, looks at when the key changes will take place and what landlords and agents should do to prepare.
Whilst the Renters’ Rights Act 2025 has now been written into law, the timeline for implementing its provisions has not yet been confirmed.
Current expectations suggest the rollout may begin during 2026, but this remains subject to Government confirmation. The phased introduction of the Act is expected to help ensure a smooth transition for landlords and agents.
For a more detailed look at the key changes that the Act will implement, take a look at our previous blog.
Timeline
We estimate that the first set of changes will begin within six months.
These include:
- Long leases ceased to be assured tenancies; and
- Investigatory powers for local authorities to start reporting to the Secretary of State.
The “big bang”
The most significant reforms are expected to come into effect around mid-2026 (subject to confirmation) in what is being called a “big bang” approach.
These include:
ASTs will become Assured Periodic Tenancies.
- No more fixed-term tenancies: All tenancies will become rolling periodic tenancies with not set end date.
- Restrictions on rent increases and will need to use the Section 13 (Form 4) process.
- New implied rights for tenants to have pets.
- The abolition of Section 21 Notices (“no fault” evictions)
Within one month after these changes are made, landlords will be required to send an information leaflet to all existing tenants.
If a valid Section 21 Notice was served, then it will lapse and become time-barred three months after the abolished date if the landlord has not issued the claim form for order for possession.
In late 2026, the New Property Portal is expected to launch which will require all landlords and agents to register their rental properties on a new national database.
Following this, the Private Rented Sector Ombudsman is expected to launch which will act as a new independent service to handle tenant complaints with mandatory membership required for all landlords and agents.
Finally, the introduction of the Decent Homes Standard for the private rented sector will be rolled out and it is likely that Awaab’s Law will be rolled out at the same time.
What can I do to prepare?
Landlords and agents should ensure that their record-keeping is up to date to accurately register properties onto the Property Portal.
Sufficient records should be kept in respect of:
- Deposit Protection Certificates;
- Energy Performance Certificates;
- Repair records;
- Maintenance and safety checks.
By keeping these records, landlords and agents will be able to respond to any complaints raised to the Ombudsman.
In addition, landlords and agents should take the time to familiarise themselves with new official guidance and prescribed documents as they will be expected to show their compliance going forward.
Landlords and agents should be proactive in their property management to meet the increased standards and accountability.
As such, landlords should be mindful to prioritise their record keeping in respect of their property portfolio, maintenance procedures and compliance. Doing so will provide a useful safety net should unfortunate circumstances arise in the future.
If you need specific advice as to how the Act will affect you and your property, get in touch with our land and property dispute resolution team on 01772 258321.