The Renters’ Rights Act is no longer a “coming soon” headline – we now have confirmed dates, and the changes will reshape the private rented sector in a big way.
Here’s what’s happening, when, and how landlords can prepare without stress.
🔑 Key Dates Landlords Need to Know
📅 27 December 2025 – New Enforcement Powers Begin
Local authorities will gain stronger powers to:
- Request documents
- Inspect properties
- Investigate suspected breaches
This means: compliance needs to be watertight long before the tenancy changes start.
📅 1 May 2026 – Major Tenancy Changes Go Live
This is the big one. From this date, the core reforms take effect for all private rented properties:
1. ASTs Are Replaced With Periodic Tenancies
Fixed terms will be phased out and replaced with rolling Assured Periodic Tenancies.
2. Section 21 Is Removed
“No-fault evictions” go – landlords must use updated possession grounds (e.g., selling, moving back in, arrears, or serious breaches).
3. Rent in Advance Capped
Landlords can only request one month’s rent upfront.
4. No More Rental Bidding Wars
Ads must show a fixed rent.
You can’t accept higher offers.
5. Rent Increases Restricted
Limited to once per year, with tighter rules on how increases are served.
6. Tenants Can Request Pets
Landlords must consider the request and can only refuse with a reasonable justification.
7. Anti-Discrimination Rules Strengthened
No blanket bans on:
- Children
- Pets
- Benefit recipients
8. Stronger Enforcement & Penalties
Councils can act more quickly and with more power if standards or compliance slip.
📅 Late 2026-2027: PRS Database & New Ombudsman
These will roll out in stages:
- A mandatory national landlord registration system
- A new PRS Ombudsman for handling tenant complaints
- More transparency for tenants about landlords and properties
📌 What Landlords Should Do Now
1. Review Your Tenancy Agreements
Remove references to fixed terms and ensure clauses (pets, inspections, rent reviews) remain compliant.
2. Refresh Your Advert Templates
No “offers over” or “rent negotiable.”
A fixed rent must be displayed.
3. Update Your Upfront-Rent Policies
If you currently take 3–6 months in advance, this will not be allowed from May 2026.
4. Ensure You Can Evidence Compliance
With councils receiving more powers in December 2025, paperwork matters:
- EPC
- Gas safety
- EICR
- Legionella assessments
- Deposit protection
- Licensing (if applicable)
5. Revisit Your Pet Policy
You can still refuse in some cases – but you need a valid reason.
6. Strengthen Your Record Keeping
Rent arrears, inspections, repairs, and communication logs will matter more than ever.
7. Budget for the Shift
More admin time, possible registration fees, and longer tenancies mean planning ahead now pays off.
💬 What This Means for the Market
These reforms are designed to:
- Make renting more secure for tenants
- Give councils more power to tackle poor housing standards
- Professionalise the sector
For compliant landlords, this can mean better tenants, longer tenancies, and less competition from landlords who exit the market due to stricter rules.
If you need any help or advice, please be sure to contact us at Proceed Property Lettings! Emily is always on hand to offer support.
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