What Landlords Need to Know About the Government’s New Renters’ Rights Act
The UK Government has officially released its Renters’ Rights Act guide, outlining sweeping reforms to the private rented sector (PRS). While the changes are designed to benefit both landlords and tenants, many of the measures have not yet come into force as of November 2025.
The government has confirmed that a separate implementation timeline will be published in due course.
So, what does this mean for landlords, and what should you be preparing for? Here’s a summary of the key points from the official guide.
Key Reforms Landlords Should Know About
The Renters’ Rights Act represents one of the biggest overhauls of rental law in decades. Below is a breakdown of the main proposals and how they could affect you.
1. End of Section 21 “No-Fault” Evictions
Section 21 evictions will be abolished. All assured tenancies will become periodic, meaning tenants have more long-term security. Landlords will need to rely on updated possession grounds if they wish to regain their property, for example, to sell or move back in.
The government says this will give tenants the confidence to challenge unfair rent increases or poor property management without fear of eviction.
2. Fair Possession Grounds for Landlords
The new framework aims to strike a balance between protecting tenants and ensuring landlords can recover their property when reasonable.
Tenants will receive longer notice periods when landlords need to move in or sell, while safeguards will be put in place to prevent abuse of these grounds.
3. Limits on Excessive Rent Increases
To prevent “backdoor evictions”, landlords will be restricted from using excessive rent hikes as a way to force tenants out.
Landlords will still be able to increase rents to market value, but tenants will have the right to appeal to an independent tribunal if they believe the increase is unfair.
4. A New Private Rented Sector Ombudsman
A Private Rented Sector Landlord Ombudsman will be created to handle tenant complaints quickly and fairly.
This new body will provide binding resolutions, similar to redress schemes already in place for social housing and property agents, and aims to reduce the need for lengthy legal processes.
5. A National Landlord and Property Database
Landlords will soon be required to register on a central PRS database to demonstrate compliance with legal obligations.
This database will:
• Help landlords understand and meet their responsibilities.
• Give tenants access to key property information.
• Support local councils in targeting enforcement activity.
Registration will be mandatory for landlords who wish to use certain possession grounds. There will be a registration fee, which the government says will be “proportionate and good value”.
6. Right to Request a Pet
Tenants will gain stronger rights to request permission for a pet, and landlords will be unable to unreasonably refuse such requests.
Details of what counts as “reasonable refusal” will be clarified in forthcoming regulations.
7. Decent Homes Standard and “Awaab’s Law”
For the first time, the Decent Homes Standard will apply to the private rented sector, ensuring all tenants live in safe, well-maintained properties.
In addition, Awaab’s Law will set clear legal timeframes for landlords to fix serious hazards that pose health and safety risks.
8. Tackling Discrimination in Lettings
Landlords and agents will be prohibited from discriminating against tenants receiving benefits or those with children. The government says this aims to create a fairer rental market for all.
9. Ending Rental Bidding
The practice of rental bidding, where tenants offer above the advertised rent, will be banned. Landlords and agents must publish a fixed asking rent and cannot legally accept offers above it.
10. Stronger Enforcement and Penalties
Local authorities will gain enhanced enforcement powers, including expanded civil penalties and new investigatory tools.
Rent Repayment Orders will also be strengthened, extending to superior landlords, doubling the maximum penalty, and ensuring repeat offenders repay the full amount.
Implementation: A One-Stage Transition
The government has confirmed that the new tenancy system will be introduced in one stage, applying to all existing and new tenancies from the same start date.
This approach aims to avoid confusion and create a single, unified system. The government says it will give the sector sufficient notice and support to ensure a smooth transition.
Balancing Transparency and Privacy
While the PRS database will include important property information, the government has said it will carefully balance transparency with landlords’ privacy.
Tenants will be able to access key details about landlords and property standards, but not all data will be publicly available.
What Landlords Should Do Next
Although many details are still to come, landlords should start preparing by:
• Reviewing tenancy agreements and property standards.
• Staying up to date with the official implementation timeline once released.
• Considering how the new PRS database and ombudsman might affect compliance processes.
• Seeking professional advice on possession grounds and rent review procedures.
Final Thoughts
The Renters’ Rights Act marks a significant shift in how the private rented sector will operate. While it introduces new obligations for landlords, it also aims to create a more transparent and fairer system, rewarding compliant, responsible landlords and protecting tenants from poor practice.
Now is the time to get informed and stay proactive as the government prepares to roll out these reforms in the months ahead.
To review all BTL mortgage and insurance arrangements to ensure best value and business profitability, contact us on 01206 577 266 or office@hdconsultants.net
The new Guide can be viewed / downloaded here > https://www.gov.uk/government/publications/guide-to-the-renters-rights-act/guide-to-the-renters-rights-act
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