Renters’ Rights Act 2025*
New legislation for the Private Rented Sector
The Renters’ Rights Act 2025, is a new piece of law and the biggest change in housing legislation since the Housing Act 1988. It is aimed at significantly reforming the private rented sector. The primary objective is to provide greater security and protection for tenants.
Major tenancy reforms
Periodic tenancies
No minimum tenancy term for new and existing tenancies.
Restrictive period of 12 months during which 4 months' notice can be served (*Ground 1 and 1A)
New and revised grounds for possession including the abolition of Section 21.
New regulations
Introduction of a Landlord Ombudsman to help resolve disputes.
Decent Home Standards and Awaab’s Law to ensure rental properties meet a minimum level of quality.
Introduction of a Private Rented Sector (PRS) database: A centralised register to provide tenants with essential information.
Rent changes and charges
Cannot accept rental offers over the advertised rent known as 'the proposed rent'
Rental increases allowed once a year, at ‘market rate’.
No longer allowed to ask for or accept advance payments before the tenancy start date.
1
Tenants and applicant changes
Cannot refuse applicants with children or those receiving benefits.
Tenant has the right to request a pet which cannot be unreasonably refused.
Periodic tenancies
New regulations
Rent changes and charges
Tenants and applicant changes
Periodic tenancies
New regulations
Rent changes and charges
Tenants and applicant changes
Periodic tenancies
New regulations
Rent changes and charges
Tenants and applicant changes
Periodic tenancies
New regulations
Rent changes and charges
Tenants and applicant changes
A version of this bill has been under consideration for several years now, after first being mooted by the Conservative government in a white paper in 2022. When Labour came into power in July 2024, they swiftly introduced their own version of the Bill, moving it quickly through the legislative processes. The Bill received Royal Assent on 27th October 2025, and implementation will occur in two stages:
How we can help
Review your portfolio
Evidence of market rent
Careful referencing
Our enhanced service
From December 2025, Local authorities will now have increased enforcement powers and non-compliance will be met with fines ranging up to £7,000 for a first time offence or up to £40,000 for more serious or repeated breaches, or possible Rent Repayment Orders of up to 24 months.
It is our job to ensure that your managed...
Ensure you are achieving the best rent by using market comparables from both proprietary and third-party databases.
Ensure a quick and responsive resolution of any property management issues.
Review your portfolio
We are constantly monitoring comparable properties and rents to ensure you are achieving the best, most accurate rate. We have access to accurate databases, both internal and external, to collect market comparables.
Evidence of market rent
It is our job to ensure we are matching the right tenant with the right property. We have robust and stringent referencing measures to identify the most suitable applicant for a property.
Our procedures and processes are being updated and modified to reflect all the new legislation.
Our teams are having continuous training to ensure we are up to speed on all the new regulations and legislation.
We are reviewing our service levels to accommodate the changes in the Bill.
Our enhanced service
Timeline of the Bill
June 2022
The Conservative government publishes a White Paper titled 'A Fairer Private Rented Sector'
May 2023
Renters (Reform) Bill is formally introduced
May 2023
Renters (Reform) Bill has its first reading in the House of Commons
April 2024
Report Stage and Third Reading in House of Commons
2022
2026
May 2024
The First and Second Stage Readings in the House of Lords
July 2024
General Election called; Bill could not be completed. Labour government wins majority
Summer 2024
Labour government introduces the Renters' Rights Bill, many similarities to the Renters (Reform) Bill
September - October 2024
Renters' Rights Bill has First & Second reading in House of Commons
January - February 2025
The Bill has its First & Second reading in the House of Lords
February 2025
The Bill has its second reading in the House of Lords
April 2025
The Bill reaches the Committee Stage in the House of Lords
1 July 2025
The Bill has its third reading in the House of Lords
October 2025
Royal Assent granted 27th October 2025.
December 2025
Local Authority enforcement powers begin
*The new Bill will apply to Housing Act tenancies only.
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Leslie Schroeder
Head of Residential Research
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020 7062 3118
Juliet Pritchard
Partner, Head of Residential Lettings Operations
Email
020 7518 3234
Lisa Simon
Partner, Head of Residential Division
Email
Periodic tenancies
Review your portfolio
Evidence of market rent
Careful referencing
We are constantly monitoring comparable properties and rents to ensure you are achieving the best, most accurate rate. We have access to accurate databases, both internal and external, to collect market comparables.
Review your portfolio
We are monitoring the new Ombudsman and PRS database rules and will advise of landlord compliance and regulatory obligations.
A landlord will be legally obliged to register both themselves and their properties and on an annual basis upload essential information regarding the property. This is likely to include such items as compliance certificates, tenancy agreements, and regulatory documents. Registering on the database will be a legal requirement, and you will not be able to market, let out or apply for a possession order, (barring antisocial behaviour), if you have not registered.
Careful referencing
Evidence of market rent
Ensure you are achieving the best rent by using market comparables from both proprietary and third-party databases.
Ensure a quick and responsive resolution of any property management issues.
27th December 2025: Local authority powers begin. 1st May 2026: Major reforms take effect. Late 2026: PRS Database and Landlord Ombudsman will be introduced.
1 May 2026
The Commencement Date of the Renters’ Rights Act when the major legislation changes will take effect
Late 2026 (TBC)
Secondary legislation for the PRS Database & Landlord Ombudsman will be introduced, with the Decent Homes Standard & Awaab’s Law to follow
1 December 2025 (TBD)
Local Authority enforcement powers begin
1 May 2026
The Commencement Date of the Renters’ Rights Act when the major legislation changes will take effect
From December 2025, Local authorities will now have increased enforcement powers and non-compliance will be met with fines ranging up to £7,000 for a first time offence or up to £40,000 for more serious or repeated breaches, or possible Rent Repayment Orders of up to 24 months.
It is our job to ensure that your managed properties are in safe hands, and we will advise and guide you through this new legislation.
If you would like to discuss Carter Jonas managing your property, we would be delighted to discuss this with you.
New compliance obligations
New compliance obligations
We are monitoring the new Ombudsman and PRS database rules and will advise of landlord compliance and regulatory obligations.
A landlord will be legally obliged to register both themselves and their properties and on an annual basis upload essential information regarding the property. This is likely to include such items as compliance certificates, tenancy agreements, and regulatory documents. Registering on the database will be a legal requirement, and you will not be able to market, let out or apply for a possession order, (barring antisocial behaviour), if you have not registered.