Most landlords haven’t clocked this: The Renters’ Rights Act 2025 is law, most changes aren’t live YET!

Short version: The Renters’ Rights Act 2025 received Royal Assent on 27 October 2025. It rewires how renting works in England, but the headline changes will switch on in phases. That gives you a brief window to update your documents, systems, and team before all the new laws come into force. If you are a landlord or want to become a landlord then you need to know this stuff! (read below)...

What changed (at a high level)

• We’re moving away from fixed-term ASTs + Section 21 “no-fault” notices.

• The new default contract becomes open-ended periodic tenancy with reliance on Section 8 grounds where you need possession (this means using the court system to evict)

• Rent increases move to once per year with two months’ notice and a Tribunal challenge route for tenants.

• Fair access rules: adverts must not exclude families or people on benefits.

• Pets: You must consider pets. Tenant requests must get a fair, You provide a timely decision (with sensible criteria and reasons).

• Sector oversight increases: a new independent Ombudsman and a national PRS register for landlords/properties. All landlords will be required to register.

• Local authority enforcement powers get sharper, with more focus on damp/mould, hazards, and evidence of timely repairs.

When it changed

• 27 Oct 2025: The Bill became the Renters’ Rights Act 2025 (it’s law).

• From late Dec 2025: Early enforcement powers begin (councils get stronger tools first).

• During 2026 (phased): Big-ticket items (end of Section 21, periodic-by-default, rent review regime, Ombudsman membership, PRS register, fair-access rules, pets) are expected to come in on staggered commencement dates. Translation: you won’t wake up one morning with everything flipped, but you also won’t get a long grace period. Prepare now.

What’s still to come (and what each change means for landlords)

1) Section 21 will be abolished, so Section 8 becomes your route to possession

The Act ends Section 21 “no-fault” evictions on a commencement date the government will set in 2026. From that point, possession will run through Section 8 grounds only (for example: selling, moving in yourself or close family, substantial works/redevelopment, serious breach, or rent arrears). Practically, this means you should build clean evidence trails now timestamp repair requests, keep arrears ledgers by week, save dated photos, collect contractor reports, and keep copies of letters, emails, and call notes. A tidy file shortens proceedings and reduces cost; a messy one slows you down.

You also need to ensure full compliance with your tenancy. This means having all of the following in order from day 1 as not having evidence of them being in place, issued and up to date will hurt your case in court.

1. Correct contract

2. Deposit protected in an approved scheme (DPS / TDS) (within 30 days)

3. Prescribed information provided to the tenants

4. Gas safety certificate (annually and never missed)

5. EICR (every 5 years)

6. The latest version of the How to Rent Guide

7. Right to Rent checks completed and filed

8. ID checks

9. Tenants referenced and credit checked

10. A valid EPC certificate

11. Smoke & Carbon Monoxide alarms

12. Data protection: if you process tenant data (you will), register with the ICO

Tip: So you are best prepared for any court action you may need to take or "tribunal ready" make sure to have clear evidence that all of the above is in place and issued to the tenants in the required timeframe. A good way to do this is via email but also have a check sheet that you ask the tenants to sign and date that names all of these elements.

2) Open ended periodic tenancies will replace fixed-term ASTs

When the periodic regime is switched on (expected 2026), fixed term ASTs will stop being the default and new tenancies will run as open ended periodic from day one. Tenants won’t be tied to a fixed end date, and you won’t be constrained by one either.

If you are a member of the NRLA they have the very latest tenancy agreements for their members to use. This is the best way to ensure you always use the most up to date documents and to be compliant.

Retention will hinge on quality and relationships: mid-tenancy check-ins, fast repairs, and simple renewal incentives will cut avoidable voids.

3) Rent increases will move to once per year with two months’ notice and a Tribunal route

Under the new regime (again expected to commence in 2026), landlords may propose one rent rise per year and must give two months’ notice. Tenants will be able to challenge an increase at the First tier Tribunal. This is a huge change as the tribunal may rule against you meaning you could be forced to keep rents lower even if your costs go up. Therefore knowing how to justify rent increases is vital.

You should set a standard annual review month across your portfolio, prepare three local comparables for each proposal, and use a clear, friendly letter that explains the basis for the figure. Putting this in place can cut disputes and makes you “Tribunal-ready” without drama.

4) “Fair access” rules will apply to adverts and letting decisions

When the fair access provisions start (timing to be set during 2026), adverts must not exclude families or people in receipt of benefits, and you’ll want to be trained to avoid accidental discrimination. Decide refusals using objective, documented criteria for example, affordability checks, satisfactory references, right-to-rent status, or undisputed CCJs and record a neutral reason each time. This protects tenants from unfair treatment and protects you from avoidable complaints.

5) Pet requests will require a fair, timely decision (not an automatic “no”)

Once the pets provisions commence (expected 2026), landlords will need to consider pet requests reasonably and respond within a sensible timeframe. The easiest way to comply is to publish a short pets policy covering property suitability (size, layout, lease restrictions), acceptable species/breeds, vaccination and microchip evidence, and proof of pet damage insurance where appropriate. If you say yes, use a simple pet addendum with responsibilities; if you say no, give a property-specific reason you can stand behind.

6) A new PRS Ombudsman and a national PRS register will be introduced

The government will phase in mandatory membership of an independent Ombudsman and a national register of landlords/properties during 2026. Before those switch on, put a two-stage complaints process in your tenant welcome pack (acknowledge within five working days; outcome within ten). Early, written resolutions are cheaper than escalations.

7) Local authority enforcement powers begin first, with broader compliance push to follow

Some investigatory and enforcement powers for councils begin late 2025 (December), with further compliance expectations growing through 2026 as other parts of the Act commence. You should assume more proactive inspections and bigger penalties for missing safety docs, unresolved damp/mould, and hazard risks. Your best defence is a time stamped trail: when the issue was reported, how it was triaged, when the contractor attended, what was found, and before/after photos of the fix plus the message you sent the tenant confirming completion.

Why this is good for professional investors

If you run your portfolio like a proper business, this is your moment.

• Amateurs will exit. Many will see this as too much hassle. Many small landlords will sell up. That means more off market opportunities and discounts or creative deals!

• Demand stays strong. We still have a housing shortage in the UK and as such demand has never been stronger. This will not reduce demand. In actuality supply will reduce and therefore demand per property will increase. Professional stock in good areas with decent finish = higher occupancy and pricing power.

• Rents trend up on quality. With amateurs leaving, quality stock with strong management attracts better tenants and supports higher rents. Better returns for us!

• Process = edge. If your operation is template driven you’ll sail through what others find painful and become known as the one who is better than the others!

• Better returns. With property prices more negotiable than in the last 20 years and rents at the highest they have been ever, returns and yields are strong. And with all of this disruption they will only get stronger from here.

If you want to do this the professional way (and actually profit from it)

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Top tips for New or Existing Landlords

• NRLA docs only. Periodic templates; version-control your Master folder.

• Evidence everything. Photos, timestamps, contractor job sheets, call notes.

• Rent reviews on rails. One annual date; 2 months’ notice; comparables attached.

• Pets: decide fast. Use a one-page form + clear criteria; document the outcome.

• Repairs SLA. Urgent 24–48h; routine 7–14 days; confirm in writing.

• Complaints → Ombudsman. Two stages; publish it; track responses.

• Property passport per unit. EPC/EICR/gas/alarms/licences/deposit PI/damp log.

• Right to Rent & licensing. Re-check processes; diary expiries.

• Adverts & scripts. Asking rent shown; no exclusionary wording; objective refusal notes.

• Cash buffer. Model higher rates and slower exits; avoid forced sales.

Here’s the bottom line:

The Renters’ Rights Act 2025 is law today, with the big switches landing in phases through 2026 and that’s your edge!

Use this window to tighten your paperwork, standardise rent reviews, build a systems and processes, and run repairs like a pro. The amateurs who don’t adapt will drift out, leaving more motivated sellers and better stock for investors who treat this like a real business.

Do the boring basics brilliantly and you’ll enjoy steadier CASHFLOW, stronger RETURNS, real PASSIVE INCOME, and far more SECURITY without the drama. If you want step-by-step systems, templates, and live support to implement all of this, join Property School and learn to operate professionally, profitably, and confidently under the new rules.

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