The government has taken a major step in reforming the private rented sector (PRS) in England with the publication of the implementation roadmap for the Renters’ Rights Act 2025. This landmark legislation is set to reshape how private renting works, shifting the balance of rights, responsibilities and protections for both tenants and landlords. For businesses, property professionals and renters alike, understanding the changes now is essential.
At its heart, the Act is built on delivering longer-term security for tenants, raising standards of housing quality and driving out unfair practices in the sector. The roadmap outlines how the reforms will be phased, giving the sector time to adjust while signalling when key measures will come into force. It is designed to ensure a smoother transition from the legacy regime to a more modern, fair and transparent system.
The first phase is scheduled to begin on 1 May 2026. From that date, the much-anticipated abolition of ‘no-fault’ evictions under Section 21 of the Housing Act 1988 will take effect in the private rented sector. At the same time, landlords will have to offer assured periodic tenancies rather than fixed-term contracts by default, enabling tenants to stay in a property for as long as they choose—or until a landlord has valid grounds under the revised Section 8 procedure. The roadmap also signals restrictions on rent increases (limited to once a year with at least two months’ notice), a ban on rental bidding and limits on rent in advance to one month’s rent. Discrimination against renters who have children or receive benefits will be outlawed, and landlords will be required to consider pet-friendly requests.
Before that phase begins, some measures will launch earlier. From 27 December 2025 local councils will gain strengthened investigatory and enforcement powers to crack down on rogue landlords, including access to third-party data, increased penalties and stronger rent repayment orders.
Phase 2, starting in late 2026, introduces a mandatory national PRS Database for all private landlords and the establishment of a PRS Landlord Ombudsman. This will enable better transparency: tenants will be able to check property and landlord credentials, while landlords and agents will access clearer guidance and support on their obligations.
Phase 3 focuses on raising housing standards via the extension of Awaab’s Law and the rollout of a modernised Decent Homes Standard for the private rented sector. The government has proposed timelines of 2035 or 2037 for full implementation, subject to consultation. Minimum energy efficiency standards (MEES) of EPC C for all privately rented domestic properties are also on the horizon.
From an operational perspective, the roadmap emphasises guidance, communications and training. The government will publish guidance for landlords and agents in November 2025 and for tenants in April 2026, along with a communications campaign to raise awareness. Local authorities will receive £18.2 million in 2025-26 to bolster enforcement capacity and training under a national programme called “Operation Jigsaw”.
For the property sector, especially platforms like Penerley and its clients, the implications are significant. For tenants this means greater security, clearer rights and fewer surprises. For landlords and letting agents it means a compliance landscape that will change profoundly, affecting tenancies, documentation, enforcement and the relationship with tenants. The shift to assured periodic tenancies will alter contract-negotiation practices, while the database and ombudsman will introduce new transparency and accountability.
As the private rented sector prepares for these changes, now is the time to audit and adjust processes. Landlords should begin reviewing tenancy agreements, ensure documentation is in order and prepare for the abolition of fixed-term defaults. Letting agents must stay ahead of regulatory change, adapt business practices and prepare for enhanced enforcement activity by councils. Tenants should familiarise themselves with their emerging rights and engage proactively with landlords and platforms.
In conclusion, the roadmap for the Renters’ Rights Act 2025 signals a decisive shift in England’s private rented sector. It promises greater tenant protections, fairer landlord rights and an overall more transparent, accountable housing market. The phased approach gives all parties time to prepare, but the fundamentals are clear: change is coming.
If you operate in the private rented sector or are a tenant, now is the moment to act. Review your tenancy arrangements, ensure you’re aware of the upcoming rules and start preparing. For landlords and letting agents, compliance will be a strategic priority. For tenants, it offers a stronger position and more security for your home.
At Penerley we specialise in supporting professionals and landlords throughout periods of regulatory change. If you’d like expert guidance on adapting your rental business or understanding what these reforms mean for your tenants, contact our team today and let us help you prepare for a smoother, compliant transition.
