Renters’ Rights Act 2025: What Landlords Need to Know
Renters’ Rights Act 2025: What Landlords Need to Know
Following several years of debate and amendment, the Renters’ Rights Bill officially received Royal Assent on 27 October 2025, meaning it is now an Act of Parliament.
Whilst very little legal changes have taken effect since October, the new legislation will introduce significant reforms to the private rental sector over the coming years. Landlords and letting agents should begin preparing now to ensure they are ready when the changes are implemented.
At Dorset Property, we are closely monitoring developments so we can guide our landlords through every stage of the transition.
When Will the Changes Happen?
Due to the scale of the Act, the Government has confirmed that the Renters’ Rights Act 2025 will be introduced in three phases.
Phase 1 – Expected from 1 May 2026
The first phase will introduce some of the most significant changes to the private rental sector.
Abolishment of Section 21 Notices
No fault eviction notices no longer available to Landlords.
Periodic Tenancies
End to fixed terms for new and existing tenancies. Also Tenants’ must now provide 2 months’ notice to end the tenancy and Landlords can only end the tenancy by valid Section 8 Notice.
Section 8 Notice Grounds amended with additional grounds in place
For example the introduction of Ground 1a for the intention to sell the property.
Rent Increases by Section 13 Notice only
Rent increase clauses in tenancy agreements will no longer be permitted and a Landlord can only increase the rent once annually.
End to Rent Bidding
Landlords and Letting Agents will not be permitted to encourage, ask for or accept rents higher than the advertised rent of a property.
Several months’ rent in advance no more
A Landlord or Letting Agent cannot request more than 1 months’ rent in advance of the tenancy commencing.
Illegal to discriminate against Children and Benefits
Except in the instance where children living in the property would result in what the local authority consider “overcrowding” (for example: A Tenant applying to rent a studio flat with 3 children). No exception for benefit discrimination.
Landlords cannot unreasonably refuse a pet request from the Tenant
A Landlord must respond to a Tenants request for a pet within 28 days and when refusing a request, the Landlord must provide a valid reason (this could be for example if the breed of pet the Tenant is requesting is a banned breed in the UK, or that the Landlord is severely allergic to the type of pet and temporarily renting their home to the Tenant which they plan to return to – however it is still unclear what a judge would consider as “reasonable” if a matter went to court).
Strengthen Rent Repayment Orders
Tenants can apply for a Rent Repayment Order when their Landlord has breached their obligations, attempted unlawful eviction or breached the Protection from Harassment Act. Civil penalties will be expanded, and there will be a new requirement for local councils to report on enforcement activity. Rent repayment orders will be extended to superior landlords, the maximum penalty will be doubled, and repeat offenders required to pay the maximum amount.
New Powers for Local Authorities
From 27 December 2025, local authorities will receive enhanced investigatory powers. This will allow councils to:
• Inspect rental properties more easily
• Request documentation from landlords and agents
• Access third-party data
• Take stronger enforcement action against rogue landlords
Phase 2 – Expected Late 2026
The second phase will introduce a mandatory Private Rented Sector (PRS) Government Database.
All landlords will be required to register and pay an annual fee (to be confirmed). The database is expected to include:
• Landlords contact details
• Property information
• Safety certification records
• Property specifications such as size and furnishing
Phase 2 will also introduce the Private Rented Sector Landlord Ombudsman, which will eventually become a legal requirement for all landlords. The Government has indicated this may come fully into force around 2028.
Phase 3 – Future Housing Standards
The final phase will introduce further housing quality standards into the private rental sector.
• Decent Homes Standard - All privately rented homes will need to meet a minimum standard of quality and safety.
• Awaab’s Law - Landlords will be required to respond to reports of damp and mould within strict timeframes, ensuring issues are resolved promptly.
These changes are expected to be implemented between 2035 and 2037.
There are also proposals to increase the Minimum Energy Efficiency Standard to EPC rating C by 2030, with stricter exemption rules.
What This Means for Landlords
Tenancy Agreements
If you have an existing tenancy that continues from now until after the implementation date you will not be required to issue a new tenancy agreement, so long as there was an original written agreement in the first instance, instead you will need to provide Tenants with a copy of the government approved “Information Sheet” within 28 days of 1st May 2026. This document will inform Tenants about the changes made by the Act. We will soon be releasing how Dorset Property can assist with this and the fee for that service, please note that our Full Management clients WILL receive a discounted rate, so it may be beneficial to you to update with us now if you haven’t done so already.
Possession
If you are looking to gain possession of your property for reasons other than specified Grounds under Section 8 of the Housing Act, you should act sooner rather than later. Particularly if you are planning on relying on a Ground 3 (Winter Lets) as this will not be available after implementation date.
Referencing and finding the right Tenant
It is more important now than ever before to ensure the right Tenant is in the right property. That is why at Dorset Property we have strong tenant references processes in place and why we now offer Platinum Full Management including Rent Guarantee and Legal Protection to protect our clients against worst case scenarios.
Compliance
There will be stricter regulations governing tenancy and property compliance, accompanied by increased financial penalties for landlords who fail to meet these requirements. Speak to us today about how our Full Management packages could protect you.
How Dorset Property Is Preparing
At Dorset Property, we are proactively monitoring all legislative developments. Our guidance is supported by Propertymark, the leading professional body for the property sector, alongside an independent compliance consultancy.
Every member of our team is currently undertaking extensive training on the new legislation to ensure we remain fully compliant and ready to support our landlords through these upcoming changes.
Speak to Our Team
If you would like to discuss how the Renters’ Rights Act may affect you, or learn more about our Full Management services, please contact us.
Our team will be happy to help you prepare for the upcoming changes.
Added: 19th March 2026
