Renter's Rights Act - Information for Landlords
Renters’ Rights Act 2025
Your Guide to the Changes Ahead
The Renters' Rights Act 2025 is now in force. Phase 1 came into effect on the 1st of May 2026, and the majority of its landlord-facing obligations already apply to your tenancies.
On this page, you'll find a clear, easy-to-follow breakdown of the key changes and when they came into force - and what is still to follow - helping you stay compliant and protect your investment with confidence.
What This Means for Landlords
If you manage your own property
You should already have reviewed your tenancy documentation, rent-review processes and property standards to ensure they meet the legal requirements.
Self-managing landlords will also need to understand the limits on rent in advance, follow the annual rent-increase rules, and ensure they are familiar with the revised Section 8 possession grounds that have replaced Section 21. You will remain responsible for ongoing licensing, safety and certification duties, and must be able to provide documents promptly if requested by a local authority, as local authorities have held these investigatory powers since the 27th of December 2025.
Note: the Government's "How to Rent" guide was withdrawn on the 1st of May 2026 and should no longer be issued to new tenants.
Penalties for non-compliance will be significant, so continued compliance is essential.
If your property is managed by a Winkworth office
You can be confident that these regulatory changes have already been built into our processes, documentation, and property management practices. Your local office will ensure that all required updates are implemented and that your property remains fully compliant as each remaining stage of the Act comes into force.
Landlord Responsibilities
Since the 1st of May 2026, the following applies to all current and new tenancies:
Evictions: No More Section 21
Section 21 "no-fault" evictions have been abolished. You may only recover possession through one of the Section 8 grounds, such as selling the property or tenant arrears. Using the wrong ground or notice will cause costly delays.
Note: Ground 1A (landlord intends to sell) carries a minimum 12-month restriction on re-marketing or re-letting the property, with penalties of up to £40,000 for breach.
Ensuring the correct legal process is followed will be essential.
Tenancies: Monthly Assured Periodic Tenancies
Most tenancies are now monthly rolling Assured Periodic Tenancies (APTs). Fixed terms and break clauses are no longer permitted. Tenants can leave with two months' notice, or less if their agreement allows, and landlords can only end a tenancy using a valid Section 8 ground, with notice periods ranging from 2 weeks to 4 months.
Build this increased flexibility into your future planning and property management approach.
Rent in Advance: When Can You Accept Payment?
From the 1st of May 2026, there is an absolute prohibition on requesting, inviting or accepting any rent before the tenancy agreement has been signed by all parties. This applies even if a tenant volunteers to pay early - accepting it would still be a breach.
Once the agreement has been signed by all parties and the tenancy is therefore 'entered into', the first month's rent may be requested and accepted, including during the period before the tenancy start date.
Ensuring rent is not accepted before the tenancy agreement is signed will be essential to avoiding penalties.
Increased Local Authority Powers
Local authorities have been given enhanced enforcement powers to ensure compliance with the Renters' Rights framework.
These include the ability to request information and inspect properties and business premises, and to take action where breaches are identified. This may include financial penalties or further enforcement action.
Ensuring your records and documentation are in order will be essential when local authorities exercise these new powers.
Rent in Advance: How Much Can You Take?
Once the tenancy agreement has been signed, landlords and agents can no longer require more than one month's rent in advance as a condition of granting a tenancy. This includes scenarios where advanced rent has commonly been requested, such as student lets or where a tenant has limited referencing.
Instead, you may request a suitable guarantor. Tenants are still free to offer to pay additional rent in advance voluntarily, but only after the tenancy has been formally entered into.
For tailored guidance on the best protection for your property, contact your local Winkworth office.
Other requirements for tenancies...
Written Statement of Terms
For tenancies granted on or after the 1st of May 2026, you must provide your tenant with a written statement of tenancy terms setting out prescribed information about the tenancy and their rights. Failing to do so can result in a fine of £7,000 for a first breach, rising to £40,000 for continued non-compliance.
Landlords should check which route applies to each tenancy - the Information Sheet (existing tenancies pre the 1st of May 2026 ) or the written statement of terms (new tenancies entered into on or after the 1st of May 2026) - and ensure the correct document has been issued.
Student Tenancies: Notice Timelines
For Houses in Multiple Occupation (HMOs) let wholly to full-time students, landlords may rely on Ground 4A to recover possession aligned with the academic year. All tenants must be full-time students, a written notice of intent to recover possession must be given before the tenancy begins, the tenancy must be signed no earlier than six months before its start date, and landlords must give at least four months' notice, expiring between the 1st of June and the 30th of September, with the intention to re-let to another student.
Ground 4A does not apply to non-HMO student lettings - studios and smaller properties let to students fall under the standard Assured Periodic Tenancy regime, with no special possession ground available.
Landlords should review their student-letting processes now to ensure all notice and timing requirements are met.
Pets: Requesting Consent to Keep a Pet
Tenants have a statutory right to request permission to keep a pet, and landlords may only refuse on reasonable and legitimate grounds, such as restrictions in a superior lease.
Landlords cannot require a separate pet damage deposit. Landlords must respond to any pet request in writing within 28 days.
Ensure pet requests are handled fairly, promptly and in compliance with the rules.
Bidding: No Rent Bidding
It is unlawful for a landlord to invite or accept offers above the advertised rent. All marketing must display a clear asking rent, and this figure cannot be exceeded through negotiation.
Breaches may result in penalties and reputational damage.
Rent: One Increase Per Year
You may increase the rent only once per year, giving at least two months' written notice using the prescribed Section 13 notice. A Section 13 notice must be used in every case - rent can no longer be increased by informal or mutual agreement. Contractual rent-review clauses are no longer enforceable. Tenants may challenge increases at the Tribunal, so ensuring the rent is in line with the local market will be essential.
Clear, transparent rent reviews will be crucial to avoiding disputes.
And finally...
Prescribed Information Sheet
A government-produced information sheet must have been provided to all existing tenants whose tenancy was entered into before the 1st of May 2026 and is wholly or partly in writing.
This document explains how the Renters' Rights Act 2025 affects their tenancy. It had to be provided by the 31st of May 2026 - either as a printed hard copy or as a PDF attachment sent electronically. Sending a link to the document is not valid.
This deadline has now passed. If any existing tenant has not yet received their information sheet, this should be actioned immediately - the civil penalty for non-compliance is up to £7,000. Note this requirement applies only to tenancies already running on the 1st of May 2026; new tenancies granted since that date need a written statement of tenancy terms instead (see "Written Statement of Terms").
Late 2026 – 2028 - PRS Database & Landlord Ombudsman
You will be required to register on the national landlord database before letting a property.
You will also be required to join the new Landlord Ombudsman scheme, which will offer independent dispute resolution and a formal route for tenants to seek redress.
No confirmed launch date has yet been announced (correct as of August 2026) - registration is expected to begin rolling out region by region from late 2026, with Ombudsman membership becoming mandatory during 2028. Timely registration will be essential once the scheme opens.
2035 – 2037 – Decent Homes Standard
You will be required to meet the Decent Homes Standard in your properties once it is introduced. Awaab's Law will also extend to the PRS, creating strict time limits for responding to hazards such as damp and mould. Proactive inspections and prompt repairs will be essential.
Preparing early will make meeting the new standards far simpler.
Enforcement Measures for Landlords
Since the 1st of May 2026, landlords have faced civil penalties for breaches such as using fixed-term agreements, ending a tenancy verbally, failing to provide written terms, or not following the correct possession process. Penalties vary depending on the nature and seriousness of the breach, with fines of up to £7,000 for initial breaches and up to £40,000 for more serious or repeated offences - including remarketing within the restricted period or relying on a possession ground that would not succeed.
Working with a Winkworth office ensures your tenancies are managed correctly and fully compliant with the enforcement regime.
Discrimination: Unlawful to Ban Benefits or Children
It is illegal to reject applicants because they receive benefits or have children. Any mortgage, insurance or lease clause requiring such discrimination is no longer valid, and unjustified or indirect discrimination could lead to regulatory action.
Fair and consistent assessment of all applicants will be essential under the new rules.
The Renters' Rights Act
Roadmap
The Government has published an implementation roadmap setting out when the different parts of the Act come into force.
27th December 2025 - In force
New investigatory powers for local authorities to inspect properties, request documents and access third-party data came into force, strengthening enforcement against non-compliant landlords and agents.
1st May 2026 - In force
Phase 1 reforms came into force on this date and are now in effect. They included the abolition of Section 21 "no-fault" evictions, the move to rolling (periodic) assured tenancies in place of fixed-term ASTs, changes to the Section 8 grounds, limits on taking rent in advance, a ban on rental bidding, a ban on rental discrimination, new requirements around pet requests, and changes to rent increases.
31st May 2026 - Deadline passed
Deadline for landlords to provide tenants with a copy of the government published 'Information Sheet' which will inform tenants about the changes made by the Act.
This deadline has now passed and applied only to tenancies that were already running on the 1st of May 2026. Landlords whose tenancies were granted on or after that date do not use the Information Sheet - a written statement of tenancy terms is required instead (see "Written Statement of Terms" above).
Late 2026 – 2028 - Not yet in force
Phase 2 reforms – the national private rented sector database and the new PRS Landlord Ombudsman will begin to roll out, with Ombudsman membership expected to become mandatory for all PRS landlords during 2028.
No confirmed launch date for the database has yet been announced.
2030
Implementation of Minimum Energy Efficiency Standards of EPC C or equivalent unless a valid exemption is in place. Further details will be released following government consultations.
2035 – 2037
Phase 3 reforms – the extension of the Decent Homes Standard and Awaab's Law into the private rented sector, subject to consultation and confirmation of final dates.
Renting, fully protected
Protecting you and your home
Renting a property comes with responsibilities on both sides. Whether you need a guarantor or want the peace of mind that comes with rental insurance, we're here to make sure you're fully protected every step of the way.
Find out more about:
- Rent guarantors — what they are, when you might need one, and how the process works
- Rental insurance — how to protect your belongings and your home while you rent
Visit our dedicated pages below:
Get the best help
Legal Support for Landlords - Dutton Gregory
With Section 21 now abolished, having access to expert legal support has never been more important.
Dutton Gregory are a trusted solicitor, specialising in residential lettings law. They can help landlords through the legal process when issues arise - whether that's serving the correct Section 8 notices, issuing possession claims in the county court, recovering rent arrears, or handling defended claims.
Their Property Lettings & Revenue department is the largest of its kind in the UK, with over 30 years of specialist experience in resolving landlord and tenant issues quickly and effectively.
Whether you are a Let Only, Rent Collect or Fully Managed client, your local Winkworth office can make a referral on your behalf.