After receiving Royal Assent on 27 October 2025, the government has finally published their roadmap for implementation of the Renters' Rights Act which you can read in full here.
The government is adopting a three-phased approach preceded by a pre-commencement phase. In this article we outline the changes that are set to be introduced under each of these phases and how landlords and agents can best prepare.
The introduction of new investigatory powers strengthening local councils’ ability to inspect properties, demand documents and access third-party data.
It is important to note that the measures coming in under Phase 1 affect the private rented sector only.
Private Rented Sector Database
All private rented sector landlords will be required to sign up to paid membership of the database and supply key information about their properties. There will be secondary legislation to prescribe “key information” - it is expected to include safety information such as gas safety certificates.
Landlord Ombudsman
This will be mandatory for all private rented sector landlords.
With regards to the roll out of Phase 1 tenancy reforms to social housing sector, all we know at this stage is that the government is working with social housing landlords and the Regulator of Social Housing regarding implementation for the social rented sector.
The introduction of the Decent Homes Standard - a minimum standard of housing quality. Further details of the standards and implementation timetable are to follow.
There will also be an extension of the recently implemented Awaab’s Law to the private rented sector. Details as to how the law will apply to the sector and to what extent and when it will be implemented are to follow.
Preparation is key but good preparation for a regime change needs guidance and advice. The government has confirmed that they will be publishing guidance for landlords and their agents this month (November 2025). The guidance will clarify the implications of the new provisions and what landlords and agents need to do to comply.
Professional advice will be a critical part of the preparations. Landlords thinking about recovering possession of any of their properties will need to take prompt action to take advantage of the “no fault” s.21 process.
Landlords and agents also need to prepare new tenancy agreement templates for agreements entered into on or after 1 May 2026. For existing tenancies created before the implementation date, they must provide tenants with a government published “Information Sheet” on or before 31 May 2026. This will be made available on-line in March.
The agreement is just one part of the tenancy housekeeping – landlords and agents also need to review/put in place Renters’ Rights Act compliant policies regulating the processes of tenant on-boarding e.g. a new tenant questionnaire and allocation and in-tenancy matters e.g. pet requests and rent reviews.
Our property disputes team can advise and guide you through this process of preparation and change. Please contact us for further information.
