The federal government has now revealed the roadmap explaining how the federal government will implement the Renters’ Rights Act 2025 and reform the non-public rented sector.
The brand new regulation introduces what’s being referred to as the “largest technology” of modifications to renters’ rights, together with banning of Part 21 evictions and shifting all tenancies to rolling, periodic foundation.
Key modifications additionally embody restrictions on landlords banning pets, a ban on bidding wars over the marketed rental value, and new protections in opposition to discrimination for tenants with kids or those that obtain advantages.
The modifications purpose to extend safety for tenants and empower them to problem poor circumstances with out worry of speedy eviction. Full info under.
Housing minister Matthew Pennycook stated: “In our manifesto, we promised to overtake the regulation of our nation’s insecure and unjust non-public rented sector (PRS). The Renters’ Rights Act delivers on that dedication.
“The Act will empower renters by offering them with higher safety, rights and protections in order that they will keep of their houses for longer, construct lives of their communities, and keep away from the chance of homelessness. It would make sure that we are able to drive up the standard of privately rented housing in order that renters have entry to good-quality and secure houses as a matter in fact. And it’ll enable us to crack down on the minority of unscrupulous landlords who exploit, mistreat or discriminate in opposition to renters.
“The Act can even present tangible advantages for accountable landlords who present high-quality houses and a very good service to their tenants. Not solely will it enhance the status of the sector as an entire, however it’s going to additionally make sure that good landlords take pleasure in less complicated regulation, and clear and expanded possession grounds, in order that they will regain their properties rapidly when needed.
“This roadmap gives an summary of our implementation plans for the approaching years. It contains element on how we’ll section our reforms and when they may come into pressure.
“The transfer to a brand new system of periodic tenancies is on the coronary heart of the Act. As soon as switched on, it’s going to imply the tip of fixed-term tenancies and the long-overdue abolition of part 21 ‘no-fault’ evictions.”
“Within the first section of reforms, we’ll implement the brand new tenancy regime. This may apply to each new and present tenancies and can come into pressure on 1 Might 2026.
“This time interval will present ample time for landlords and letting brokers to arrange successfully and for the required implementing laws to be made. We are going to assist all stakeholders by means of detailed steering and communications.
“The Act’s remaining provisions might be introduced into pressure in two additional phases.
“Within the second section from late 2026, we’ll introduce our revolutionary Database of PRS properties to convey collectively key info for landlords, tenants, and councils. The Database content material will inform tenant selections when getting into new tenancies; will assist landlords perceive their obligations and reveal compliance; and can assist councils in focusing on enforcement.
“On this section we’ll set up a Landlord Ombudsman for the PRS to enhance dispute decision, settling points between tenants and landlords with out expensive courtroom proceedings.
“Section three will give attention to elevating requirements by means of the extension of Awaab’s Legislation and a modernised Respectable Properties Customary to the non-public rented sector. The timescales for implementing these modifications might be topic to session.
“These reforms are a part of our Plan for Change to resume Britain.
“I sit up for working with you to make sure a easy implementation of this transformative Act.”
The Ministry of Housing, Communities & Native Authorities has offered the next info:
Part 1: Introduction
1. The Renters’ Rights Act 2025 has now accomplished its passage by means of Parliament and acquired Royal Assent. This can be a large second for all those that have waited for change. We are able to now deal with the insecurity, poor requirements and affordability points which might be evident in some elements of the sector.
2. A programme as bold as this implies a giant adjustment for these residing and dealing within the sector. All through the event of the Act, we now have consulted extensively with tenants, landlords, letting brokers, and native councils to know their issues and wishes.
3. The sector will want time to arrange for modifications earlier than the regulation turns into operational. By offering advance discover of the Act’s first vital section of implementation, we now have balanced the pressing want for reform, with giving the sector time to arrange for the modifications.
4. Landlords and letting brokers might be required to know what the reforms imply for his or her enterprise practices, and to adapt them accordingly. Native councils might want to perceive and put together for modifications to enforcement powers and their expanded duties. Others who assist the sector, together with recommendation service suppliers, and our courts and tribunals, will want time to prepare.
5. We are going to give these affected by the reforms ample time to familiarise themselves with the brand new duties and expectations and embed change inside their organisations. This roadmap helps these preparations.
6. Profitable implementation goes past merely introducing the reforms. We want all people to know their new duties and really feel capable of train their new rights. This roadmap explains how we’re supporting the sector with steering, communication and funding, in addition to making ready providers just like the courts and tribunals.
7. The federal government appreciates the constructive approach the sector has labored with us thus far. We sit up for persevering with this partnership as we transfer into making change occur.
8. You might want to begin by familiarising your self with the desk in Annex A: Milestones to see the form of our plans at a look.
Part 2: Taking a phased strategy
9. The Renters’ Rights Act 2025 accommodates huge modifications, affecting totally different elements of housing regulation. It’s pressing that we reform this damaged system, however we additionally want to permit time for tenants, landlords, letting brokers, and native councils to be prepared for the modifications in order that they work nicely on the bottom from day one.
10. We are going to subsequently introduce the measures within the Act in 3 phases.
Section 1: From 1 Might 2026
11. In Section 1 we’ll:
a. abolish part 21 ‘no fault’ evictions – landlords within the PRS will not be capable of use part 21 of the Housing Act 1988 to evict their tenants.
b. introduce Assured Periodic Tenancies within the non-public rented sector (PRS) – the overwhelming majority of recent tenancies and present tenancies within the PRS will change into Assured Periodic Tenancies. This implies tenants will be capable of keep of their property for so long as they need, or till a landlord serves a sound part 8 discover. Tenants will be capable of finish their tenancy by giving two months’ discover.
c. reform possession grounds within the PRS so they’re truthful for each events – landlords will solely be capable of evict tenants once they have a sound motive. Possession grounds might be prolonged to make it simpler for landlords to evict tenants who commit anti-social behaviour, or who’re in severe persistent lease arrears.
d. restrict lease will increase to every year within the PRS – landlords must comply with the revised part 13 process and supply the tenant with a discover detailing the proposed lease improve at the least 2 months earlier than it is because of take impact.
e. ban rental bidding and lease upfront – landlords and letting brokers will be unable to ask for, encourage, or settle for a suggestion that’s greater than the marketed lease. Landlords and brokers can even not be capable of request greater than 1 month’s lease upfront.
f. make it unlawful to discriminate in opposition to renters who’ve kids or obtain advantages – landlords and letting brokers will be unable to do something to make a tenant much less more likely to lease a property (or forestall them from renting it) as a result of they’ve kids or obtain advantages. This contains withholding details about a property (together with its availability), stopping somebody from viewing it, or refusing to grant a tenancy.
g. require landlords within the PRS to contemplate tenant requests to lease with a pet – landlords could have an preliminary 28 days to contemplate their tenant’s request, and so they must present legitimate causes in the event that they refuse it.
h. strengthen each native council enforcement and lease compensation orders – civil penalties might be expanded, and there might be a brand new requirement for native councils to report on enforcement exercise. Hire compensation orders might be prolonged to superior landlords, the utmost penalty might be doubled, and repeat offenders required to pay the utmost quantity.
These measures will all take impact on 1 Might 2026.
12. New investigatory powers giving native councils a stronger capacity to examine properties, demand paperwork, and entry third-party knowledge to crack down on rogue landlords and implement housing requirements extra successfully will come into impact on 27 December 2025.
13. The abolition of part 21 and tenancy reforms throughout Section 1 won’t apply initially to the social rented sector. This may occur throughout Section 2, and we’re working with social housing landlords and the Regulator of Social Housing on implementation for the social rented sector.
Section 2: From late 2026
14. Throughout Section 2 we’ll introduce the PRS Database and PRS Landlord Ombudsman. We are going to do that in 2 key levels, starting from late 2026:
Stage 1: Regional rollout of the database for landlords and native councils
15. We are going to begin roll out of the Database from late 2026. Signing as much as the PRS Database might be necessary for all PRS landlords and they are going to be required to pay an annual payment which might be confirmed nearer to launch.
16. Laws will mandate landlord registration, cost of a payment and the supply of key info by landlords. Topic to the need of Parliament, we count on this to incorporate at minimal, for every PRS property:
+ The landlord’s contact particulars. This may embody capturing related info from all joint landlords.
+ The property particulars together with the total handle, kind of property (flat/ home), variety of bedrooms, variety of households/residents and confirming whether or not the property is occupied and furnished, and so forth.
+ Security info – Gasoline, Electrical and Power Efficiency Certificates – so tenants are assured in regards to the security and power effectivity of the property.
Stage 2: Additional roll out of the database and introduction of the Ombudsman
17. Public entry and knowledge sharing might be enabled following the launch of landlord registration.
18. We can even set up the PRS Landlord Ombudsman throughout Section 2. The Ombudsman will present a redress service for personal rented sector tenants when issues go improper. It would additionally assist landlords with instruments, steering and coaching on dealing with complaints from tenants early. The Ombudsman scheme might be necessary for PRS landlords. Landlords might be required to fund the service by means of a good and proportionate charging mannequin, confirmed nearer to launch.
19. Implementation of the Ombudsman will occur after the introduction of the Database, and we proceed to discover methods to share info between the Database and the Ombudsman to minimise landlord sign-up burden.
20. The event of the Ombudsman will occur in levels:
+ Stage 1 will occur at the least 12 to 18 months earlier than implementation. The Secretary of State will select a scheme administrator to run the brand new service, which can then want time to scale up.
+ Stage 2 would require landlords to be members of the brand new service – we count on this to be in 2028, when the Secretary of State is assured the service is prepared for supply. We are going to make sure that landlords are given ample discover upfront of requiring them to be members of the scheme.
Section 3: A brand new Respectable Properties Customary within the PRS (dates settled following session)
21. We are going to introduce a Respectable Properties Customary (DHS) to the PRS for the primary time. This may make sure that all PRS properties meet a minimal normal of housing high quality and supply native councils with powers to take enforcement motion if PRS properties fail to fulfill it. We consulted on the up to date DHS between 2 July and 12 September 2025, and proposed that it’s introduced into pressure in both 2035 or 2037.
22. We’re at present contemplating session responses and can announce particulars of the requirements and ensure the implementation timeline as quickly as potential. Whereas we’re proposing a long-term deadline, our expectation is that landlords ought to begin works earlier wherever possible, remaining aware of the impact on tenants.
23. Authorities has consulted on plans to require all home privately rented properties in England and Wales to fulfill Minimal Power Effectivity Requirements (MEES) of EPC C or equal by 2030 except a sound exemption is in place.
Additional particulars might be set out within the authorities’s response to the session.
24. As a part of the pathway to making use of the Respectable Properties Customary to the PRS, we’ll implement the evaluate of the Housing Well being and Security Ranking System (HHSRS).
25. We are going to lengthen Awaab’s Legislation to the PRS, setting clear legally enforceable timeframes inside which PRS landlords should make houses secure the place they comprise severe hazards. This may empower tenants to problem harmful circumstances of their houses. We are going to seek the advice of on the small print of this coverage, together with implementation timescales, in the end.
Secondary laws
26. Whereas most of the modifications to the PRS are contained within the Act itself, the federal government might want to make secondary laws (within the type of laws) so as to add additional element to some provisions and to convey the Act’s measures into pressure.
27. For instance, the federal government might want to make graduation laws to implement the abolition of part 21 ‘no fault’ evictions and the introduction of Assured Periodic Tenancies for brand spanking new and present tenancies which can come into impact on 1 Might 2026.
28. We can even must make additional laws to assist the total implementation of Section 1 in Spring 2026. These will embody extra substantive laws which can, for instance, exempt non-public Goal-Constructed Pupil Lodging (PBSA) from the assured tenancy regime. The place we are able to, we’ll publish info forward of the statutory devices, for instance on the particular details about the tenancy that landlords might want to give tenants in writing.
29. Full particulars of our deliberate programme of statutory devices will be present in Annex B, together with for later levels of implementation of the Act’s provisions.
Tenancy agreements
New tenancies within the PRS created on or after 1 Might 2026
+ Landlords might want to present sure details about the tenancy to their tenants in writing. This could possibly be by means of a written tenancy settlement. The element of what info landlords should present might be set out in secondary laws.
+ This might be revealed in time for landlords to arrange their new tenancy settlement templates forward of the brand new modifications coming into impact.
+ We are going to publish a draft in January 2026, so landlords can start making ready.
Guidelines for tenancies created earlier than 1 Might 2026
+ If an present tenancy within the PRS already has a written tenancy settlement, then landlords received’t want to vary it or problem a brand new one.
+ As an alternative, landlords with present tenancies might want to present tenants with a replica of the federal government revealed ‘Data Sheet’ on or earlier than 31 Might 2026. This doc will inform tenants in regards to the modifications made by the Act.
+ We are going to publish this on-line in March 2026, earlier than the reforms come into impact on 1 Might 2026.
+ Nevertheless, if a landlord has agreed an present tenancy verbally with a tenant, they’ll want to supply a written abstract of the primary phrases. Once more, a landlord might want to do that on or earlier than 31 Might 2026.
Part 3: Making ready for implementation
30. On this part we set out how we’ll assist the sector to prepare for change. Steerage, communications and recommendation imply folks know what they should do. Sturdy enforcement and a nicely ready, fashionable justice system imply rights will be made tangible. We additionally set out how we’ll monitor and consider the affect of the reforms.
Steerage
31. Stakeholders want clear steering to assist them perceive how the brand new legal guidelines will work. We are going to publish steering to assist our implementation programme. We now have labored with stakeholders, content material designers, and person researchers to verify the steering is accessible and accommodates all the knowledge folks want.
Steerage for landlords and letting brokers
+ Landlords and brokers will want time to arrange their companies for these modifications. We are going to publish steering for landlords protecting Section 1 reforms in November 2025. The steering will assist landlords perceive what the brand new guidelines imply for them, and clarify what they should do to adjust to the laws as soon as the measures are in pressure on 1 Might 2026.
Steerage for tenants
+ Tenants might want to know in regards to the modifications when the reforms are introduced into pressure and on the level when they’re on the lookout for a brand new dwelling or signing a tenancy settlement. We are going to publish steering for tenants on Section 1 reforms in April 2026. The steering will assist tenants to know what has modified and assist them to carry their landlord to account if issues go improper. We can even publish Simple Learn variations of our steering to verify everybody understands their new rights and duties.
Communications
32. Our communications marketing campaign will goal each landlords and tenants to verify they’re conscious of our reforms. We are going to use a multi-platform promoting marketing campaign, partnership advertising, and social media to encourage landlords to interact with our steering and perceive what they should do to be compliant with the laws. We are going to launch our marketing campaign for tenants in April 2026. This may assist tenants perceive how their rights are altering and what they should do to train their new rights and duties.
33. We are going to work with trusted voices within the sector, and different family names. Which means in addition to getting our messages throughout broadly, we’ll guarantee our marketing campaign meets the wants of harder-to-reach teams.
Recommendation
34. MHCLG has elevated our present funding for Shelter’s Professional Housing Recommendation Line, which gives one-to-one recommendation by telephone for professionals and volunteers who assist purchasers with housing circumstances. The federal government will proceed to fund the Housing Loss Prevention Recommendation Service (HLPAS) which gives anybody vulnerable to shedding their dwelling with free authorized recommendation, and illustration in courtroom.
35. To help preparations and consciousness elevating of the reforms, we’ll proceed to interact with housing recommendation organisations to know on the bottom challenges and tenant experiences.
Native enforcement
36. We’re dedicated to making sure these with a accountability for efficient enforcement have the required capability and functionality to uphold the brand new necessities. This contains ensuring native councils are prepared and resourced.
Steerage for native councils
+ Native councils want time to arrange for the primary section of reforms given the vital enforcement function they may play. We now have revealed enforcement steering for native councils on GOV.UK. The steering gives the vital info that enforcement officers might want to know with a purpose to perform their work in keeping with the brand new laws.
+ Native housing authorities will obtain £18.2 million in 2025/26 to assist preparations for the implementation of the Renters’ Rights Act 2025 and to construct enforcement capability. Funding might be allotted primarily based on the variety of non-public rented sector properties in every native space.
+ We count on to substantiate a additional new burdens funding allocation for 2026/27 in early 2026, forward of Section 1 graduation.
+ We’re supporting councils by means of a bespoke programme of coaching, webinars and assets by means of ‘Operation Jigsaw’, a cross-local councils initiative.
+ Shelter will ship coaching on the PRS to native council officers, protecting totally different facets of the Act, funded by authorities.
The justice system
37. Courts and tribunals have a vital function in giving tenants and landlords swift entry to justice if wanted. We’ve labored carefully with the Ministry of Justice and HM Courts and Tribunal Service (HMCTS) all through the event of the Invoice.
The County Courts
+ Most tenancies finish amicably with out the necessity for landlords to take possession motion within the county courtroom. The place courtroom motion is important, we’re making ready rigorously to make sure each tenants and landlords keep swift entry to justice.
+We’re working carefully with the Ministry of Justice and HM Courts and Tribunal Service (HMCTS) to agree how these reforms are applied. The justice system might be supported with funding to make sure that the courts and tribunals have the assets and capability they should deal with the extra workload these reforms will generate. This contains additional funding for a brand new digital end-to-end possession service within the county courts.
The Residential Property Tribunal
+ The First-tier Tribunal (Property Chamber) is being ready for our reforms, and we’ll guarantee ample capability is on the market to fulfill further demand. The Ministry of Justice is at present assessing the introduction of charges in keeping with observe throughout courts and tribunals.
+In the long run, the federal government intends to determine another physique or mechanism to the First-tier Tribunal to make preliminary lease determinations, topic to a last viability evaluation. This may assist assist the Tribunal’s capability.
+ HMCTS are constructing a brand new digital end-to-end service for resolving all possession claims within the County Courts in England and Wales. The service will supply a web based route for making and responding to possession claims, submitting paperwork, and receiving updates and outcomes, providing improved person expertise by means of guided journeys.
+ This service might be rolled out in levels with a primary launch in 2026, constructing as much as the total service which might be operational 18 months after the Act acquired Royal Assent. Within the meantime, we’ll make sure that present possession processes are up to date to mirror the reforms within the Act and that ample capability is in place for the courts to deal with new possession circumstances till the introduction of this new digital service.
+ We’re additionally working to develop a brand new digital system within the Tribunal to make processes extra environment friendly and assessing choices for another organisation to deal with lease challenges sooner or later.
Monitoring and analysis
38. With modifications on this scale, we now have to know if they’re working and attaining our ambitions. We’re dedicated to the sturdy analysis of the affect of our reforms and have commissioned Verian to hold out the primary section of the analysis undertaking on behalf of the division. The analysis will make use of a spread of recent and present knowledge together with the outcomes of the English Housing Survey, and knowledge from trusted stakeholders together with native councils.
39. New knowledge might be collected by means of interviews, surveys and focus teams together with with tenants, landlords and native councils. We are going to publish the findings from our analysis on the two and five-year factors after implementation.
Letting brokers and landlords face fines of as much as £40,000 for breaches of Renters’ Rights Act
