Renters' Rights Act - Implementation Roadmap

The Renters’ Rights Act: What the Implementation Roadmap Means for Landlords and Tenants

The Renters’ Rights Act represents one of the most significant reforms to the private rented sector in recent years. While much of the attention has focused on the headline changes, the government has now outlined an implementation roadmap to help landlords, tenants and agents prepare for what’s ahead.

Rather than coming into force overnight, the Act will be introduced in stages. This phased approach is designed to give landlords time to adapt their properties, processes and compliance frameworks, while ensuring tenants benefit from improved security and standards.

Step-by-step implementation

1) Enforcement powers begin

From 27 December 2025: Local councils gain new investigatory powers to inspect properties, demand documents and access certain third-party data to improve enforcement.

2) Phase 1 goes live (core tenancy reform)

From 1 May 2026:

Section 21 abolished in the PRS.

Assured Periodic Tenancies introduced as the new default structure (moving away from fixed terms) for both new and existing PRS tenancies.

Revised/new Section 8 grounds and Section 13 rent increase rules (as part of the Phase 1 package) commence.

3) Phase 2 begins (systems + redress)

From late 2026: PRS Database begins regional rollout; landlord sign-up will be mandatory and fee-based (fee to be confirmed).

After the database launches: Public access/data sharing enabled and the PRS Landlord Ombudsman established.

Ombudsman membership expected to become mandatory in 2028 (once scaled and ready).

4) Phase 3 (property standards)

Decent Homes Standard (PRS): Government consulted on bringing this into force in 2035 or 2037; dates to be settled following consultation.

Awaab’s Law will be extended to the PRS with consultation on details/timescales.

The dates for Phase 3 and Phase 4 do have some uncertainty around them, and are to be used as guidance at present. Of course, we will continue to keep our Landlords up to date with news on The Renters' Rights Act, and all legislative changes.

If you're concerned about how these changes will effect your portfolio, contact us today on 01462 441234 for expect guidance from one of our team.