Renters' Rights Act 2025 Policy Roadmap

The government has released a policy roadmap setting out how the Renters' Rights Act 2025 (RRA) will be implemented over the coming years. The document - Implementing the Renters' Rights Act 2025: Our roadmap for reforming the Private Rented Sector - provides a structured timetable for commencement, outlines what will be introduced in each phase, and highlights the secondary legislation that landlords should expect.

This roadmap does not change the substance of the Act, but it clarifies when each part will be "switched on". For landlords, agents and property businesses trying to plan ahead, this is the first detailed look at the government's delivery timetable.

Phase 1: 1 May 2026 - the major tenancy reforms

The first phase covers the biggest changes to day-to-day letting. As previously announced, 1 May 2026 is the point at which:

• Section 21 will be abolished.
• All new and existing PRS tenancies become assured periodic tenancies.
• Revised and expanded section 8 grounds take effect.
• Rent increases move to the revised section 13 process only, limited to once per year.
• The new restrictions on rental bidding, rent in advance, and discrimination against families with children or those on benefits begin.
• The new 28-day duty to consider pet requests comes into force.
• Strengthened enforcement powers and expanded rent repayment orders take effect.

None of this applies to the social rented sector initially. Social sector changes will come later.

The roadmap also confirms a separate, earlier commencement: from 27 December 2025, local councils gain wide-ranging investigatory powers, including access to business premises, documents and certain third-party data sources. These powers apply across multiple pieces of housing legislation and will be used to support enforcement activity.

Phase 2: From late 2026 - PRS Database and Landlord Ombudsman

The second phase focuses on the new infrastructure governing the private rented sector: the PRS Database and the PRS Landlord Ombudsman.

PRS Database

Rollout begins from late 2026 and will initially apply to landlords and local councils. Registration will be mandatory, with an annual fee, and landlords will have to provide a minimum dataset including:

• Contact details for all landlords (including joint landlords).
• Property information, number of households, and occupancy status.
• Gas, electrical and EPC safety/energy data.

Public access and wider data-sharing follow after initial registration. Importantly, certain possession grounds will only be usable if the property is correctly registered.

PRS Landlord Ombudsman

The Ombudsman will not begin immediately. The government first intends to select and scale a scheme provider (12-18 months), then require mandatory membership in 2028, once the service is judged fully operational. Landlords will fund the scheme through a fee model to be confirmed.

Phase 3: Decent Homes Standard, Awaab's Law and MEES

Phase 3 has the most uncertainty. The government plans:

• A new Decent Homes Standard (DHS) for the PRS - proposed implementation dates are 2035 or 2037, subject to consultation.
• Extending Awaab's Law to the PRS with legally enforceable timeframes for remedying serious hazards.
• Implementing MEES reforms aimed at achieving EPC C by 2030 (details of exemptions pending).
• Reform of the Housing Health and Safety Rating System (HHSRS).

Tenancy agreements and transitional rules

For tenancies created on or after 1 May 2026, landlords will need to provide a written agreement containing prescribed information (still to be set out in secondary legislation). A draft template is promised for January 2026.

According to guidance, for existing tenancies, landlords do not need to issue new agreements. Instead, they must provide the government's "Information Sheet" on or before 31 May 2026. A written summary of the main terms will be required where a tenancy was originally verbal.

Guidance and next steps

Government guidance for Phase 1 was published in November 2025, with tenant guidance to follow in April 2026. Local authorities will receive £18.2m in 2025/26 to support enforcement activity.

The Guild is already working on detailed technical guidance for all measures commencing on 1 May 2026, which will be published for subscribers shortly.

The Guild will have a compliant section 4A assured periodic tenancy in place via Tenancy Builder in time for use.