Government Sets Out Roadmap for Implementing the Renters’ Rights Act
Last week the Government published its implementation roadmap for the Renters’ Rights Act, setting out a detailed timeline for one of the most significant overhauls of the private rented sector (PRS) in decades. The roadmap confirms a phased approach, with the first major changes taking effect from May 2026.
From then, Section 21 “no-fault” evictions will be abolished and all new and existing private tenancies will convert to assured periodic tenancies. The Government will also introduce stronger protections around rent, limiting increases to once per year and requiring landlords to provide at least two months’ notice. Practices such as rental bidding will be banned, and landlords will no longer be allowed to ask for more than one month’s rent in advance. New anti-discrimination rules will make it unlawful for landlords or agents to refuse tenants because they have children or receive benefits, and landlords will be required to consider requests for pets within 28 days.
The abolition of Section 21 and wider tenancy reforms will not be implemented in the social rented sector until phase 2.
Local authority enforcement
The roadmap also places a strong emphasis on enforcement. In December 2025, local authorities will receive enhanced investigatory powers, including the ability to demand documents, carry out inspections, and access relevant third-party information. Tougher rent repayment orders are also being introduced, particularly for repeat offenders. To help deliver this, councils will receive £18.2 million in 2025/26 to build enforcement capacity, alongside national training and operational support.
The second phase of implementation will come later in 2026, when the Government intends to launch a mandatory PRS Database that will require all landlords to register their properties and provide key compliance information such as safety certificates and energy performance details. Alongside this, a new PRS Landlord Ombudsman will provide an alternative route for resolving disputes without the need for court action.
Housing quality in the PRS
Further reforms focused on quality and safety will follow in a third phase, with final dates to be settled following consultation. These include applying a Decent Homes Standard to the private rented sector for the first time and extending Awaab’s Law – with its strict timescales for addressing serious hazards like damp and mould – to private landlords.
The justice system is preparing for the transition with investment in a new digital, end-to-end possession system and further work to ready tribunals for an expected increase in rent and tenancy challenges. The Government will evaluate the reforms after implementation, using data from the English Housing Survey and feedback from key stakeholders.
For housing professionals across the North, these reforms mark a major shift in how the PRS will operate. Local authorities especially will face increased expectations around enforcement. The NHC will continue working with members to understand the implications of the Act and support effective implementation as further guidance is released.
You can read the full roadmap for the implementation of the Renters Rights Act here and key implementation milestones for councils and social landlords are below.
| Date | Milestone |
| 27th October 2025 | Royal Assent for the Renters’ Rights Act 2025 |
| November 2025 | Enforcement guidance for local councils goes live |
| 27th December 2025 | New local council enforcement measures and investigatory powers (provided by the Act) for local councils go live |
| 1st May 2026 | Implementation of first phase of measures of the Renters’ Rights Act 2025 |
| From late 2026 | PRS Database and associated guidance goes live for councils and landlords |
| 2027 | Reforms apply to the Social Rented Sector |
| 2028 | Mandatory sign-up for landlords to join the PRS ombudsman |
| TBC – subject to consultation | Implementation of Awaab’s Law and the Decent Homes Standard for the PRS |
