Renters’ Rights Act 2025: Wainwrights’ Guide to the New Rules for Landlords

The Renters’ Rights Act is now law, marking the biggest shift in private renting for more than a decade. Although it officially received Royal Assent on 27 October 2025, most of the changes will not apply immediately. Instead, the Government is introducing the reforms in stages throughout late 2025 and into 2026.

For landlords, understanding the timetable is essential. Below, we outline the key measures, when each change takes effect, and what to expect over the coming year.

When Will the Renters’ Rights Act Apply?

While the Act is already on the statute books, many provisions do not start until 1 May 2026. From that date, several major reforms will reshape how tenancies work:

Key changes from 1 May 2026

• Fixed-term Assured Shorthold Tenancies will end.

All new tenancies will begin as assured periodic agreements, with no fixed term.

• Every tenancy must have a written agreement.

This must be provided before the tenancy begins.

• Rent increases will be limited to once every 12 months and must be carried out using a Section 13 notice.

• Section 21 will be abolished.

Landlords will no longer be able to issue “no-fault” eviction notices from this date.

• Rent in advance will be capped.

Landlords will not be able to accept rent before the tenancy agreement is signed.

After signing, they may request up to one month’s rent (or 28 days where rent is not paid monthly).

• Ban on rental bidding.

Properties must be advertised with a clear rental price.

Landlords and agents cannot request or accept offers above the advertised rent.

• Anti-discrimination rules introduced.

Blanket bans on tenants with children or tenants receiving benefits will no longer be permitted.

These changes are significant and form the core of the first implementation phase.

• Tenants will have a right to ask to keep a pet. 

Landlords cannot refuse without a reasonable, case-by-case justification.

Key Implementation Dates 

Measures With No Confirmed Start Date 

• Law (PRS version): Will set strict deadlines for dealing with hazards like damp and mould. No start date yet.

• Decent Homes Standard: Expected to apply fully much later — early indications suggest 2035 or beyond, pending the Government’s formal consultation response.

Other Planned Changes (outside the Act)

• HHSRS update: Government plans to simplify the Housing Health and Safety Rating System; hoped to come in Spring/Summer 2026, but not confirmed.

• Rent increase assessment mechanism: A new system is planned to give an initial check on whether rent rises are within market levels. No date set.

Final Thoughts

The next 18 months will bring substantial changes for landlords across England. While the timetable may seem complex, the key point is that most practical changes begin from May 2026 — with enforcement powers arriving first in December 2025.

At Wainwrights, we will continue to monitor all Government updates and guidance and provide clear information as new details are released. 

Have questions about what the new rules mean for your property? Get in touch with Wainwrights and we’ll guide you through every step.