Renters’ Rights Act 2025: A Phase-by-Phase Landlords’ Compliance Checklist

Is your rental property compliant with the Renters' Rights Act 2025?

Is your rental property compliant with the Renters’ Rights Act 2025? If you’re a landlord and have not reviewed your tenancies, notices, and processes since 1st May 2026, the answer is almost certainly no. 

The new laws for the private renting sector are being implemented, and missing a single obligation can lead to penalties of up to £7,000 to  £40,000 if offences are repeated. 

This is where Ilford Property Management helps London landlords by handling the day-to-day compliance burden, the notices, the documentation, and the deadlines under the new tenancy laws. But the landlords still need to remain compliant. Here is your phase by phase follow checklist:

Renters’ Rights Act 2025 Phases and Implementation Plan

The Renters’ Rights Act 2025 contains significant changes to the existing housing law. The government has divided its implementation plan into three phases. 

  • Phase 1 of Main Legal  Reforms: Since 1st May 2026 (Live)
  • Phase 2 of PRS Regulatory System: From Late 2026 to 2028
  • Phase 3 for Decent Homes Standards: Effective 2030 and beyond 
The Renters' Rights Act 2025 contains significant changes to the existing housing law

Phase 1 –  In Force From May 2026

Since 1st May 2026, Phase 1 of the Renters Rights Act has been in effect. Here is a complete list of the key updates:

Providing Renters’ Rights Act Information Sheet: 

Landlords were required to provide the Renters Rights Act Information Sheet to their tenants until 31 May 2026. It is a government-approved document that guides tenants about their tenancy rights. Mark your check:

☐ Information Sheet provided to all existing tenants before 31 May 2026

Section 21 Abolished

Landlords can no longer use the Section 21 “no-fault” eviction notice to evict tenants. They must evict tenants using legitimate possession grounds and fair reasons. If they try to serve a section 21 notice now, it will be invalid. This applies to all tenancies, including those started before May 2026. 

unticked Stop Issuing Section 21 Notices to evict tenants. 

Section 8: Possession Grounds to Evict Tenants 

Landlords can use Section 8 Possession Grounds to evict tenants from 1st May 2026. For example: 

  • Ground 1A: Landlord wants to sell their property
  • Ground 6A: Landlord or family wants to move in the property
  • Ground 7A: Serious anti-social behaviour from tenants
  • Ground 8: Serious rent arrears

Notice periods may vary from two weeks to four months, depending on the grounds. Tenants cannot be evicted within first12 months of the tenancy. 

Assured Shorthold Tenancies are Now Periodic Tenancies

unticked Stop issuing new Assured Shorthold Tenancy Agreements

All the existing and new tenancies have been automatically converted to periodic tenancies from 1st May 2026. Tenants can live in the property as long as they want and end the tenancy by serving two months’ notice. 

Rent Increase Notice Once a Year in the PRS

The rent increase is capped at once a year or after every 12 months. Landlord now:

unticked Cannot increase in the first 12 months of the tenancy. 

unticked Follow the section 13 rent increase notice process and send it to the tenant, including details about the proposed rent, at least two months before the effective date. 

Ban on Rental Bidding

The government has banned any rental bidding, so landlords and letting agents cannot accept an offer of rent which is above the market rent. Also, they cannot ask for an advance of more than one month. Many landlords don’t realise this affects letting agents acting on their behalf too, therefore:

unticked Instruct your letting agents not to accept above-asking offers

unticked Don’t request more than one month’s rent in advance.

Discrimination is Illegal 

Landlords and letting agents cannot refuse a tenant because of their family status or source of income (including Universal Credit, Housing Benefit, or other benefits). Landlords can still carry out affordability assessments and reference checks.

unticked Don’t refuse a tenant based on children, pregnancy or benefit income.

unticked If refusing a tenant, document your reason in writing.

Penalty: Fine or non-compliance is up to £7,000 for a first offence

Quick FAQ: What discrimination protections do tenants have under the new rental laws?
Tenants are more protected under the Renters’ Rights Act because landlords cannot discriminate against a tenant just because they have children, they are pregnant or receiving any universal credit benefit. It allows landlords to use fair paths; they can screen tenants and refuse if they have a solid reason, such as the house is too small to accommodate a large family.

Right to Request a Pet  

Tenants can now formally request their landlords to keep a pet. They cannot refuse unreasonably and may require a pet insurance as a condition.  

unticked Don’t refuse pets until you have a legitimate reason, such as leasehold restrictions, pet unsuitability due to property size, or severe allergies. 

Note: The Abolition of Section 21 and other tenancy reforms will not apply to the social rented sector; it will happen during the implementation of Phase 2 of the renters rights act. 
Since 1st May 2026, Phase 1 of the Renters Rights Act has been in effect.

Phase 2: PRS Regulatory System (Late 2026 to 2028) 

The second phase of the Renters Rights Act will introduce major new obligations for landlords: registering on the PRS Database and joining the mandatory PRS Landlord Ombudsman Scheme. The landlord must prepare now, as these changes will soon come into effect. It will be implemented in two stages:

Stage 1: PRS Database Registration

The government will begin rolling out the PRS Database from late 2026. Every landlord in England is required to register and needs to pay an annual fee. .

What Landlords Will Need to Register for the PRS Database?

Landlords will be required to submit their full contact details, including all joint landlords, property address, type (flat or house), number of bedrooms, number of residents and occupancy status.  They also need to submit their valid Gas Safety Certificate, EICR, and Energy Performance Certificate (EPC)

Landlord Checklist:

  • Monitor government announcements for the database launch in late 2026. 
  • Prepare an updated Gas Safety Certificate, EICR, and EPC, rated at the required level.
  • Collect Exact contact details for each property
  • Full Property inventory, which includes property type, bedrooms and occupancy status.
  •  Budget for an annual registration fee 
Note: Once landlords are registered, their property data will become publicly accessible in Stage 2, and tenants can check landlords’ compliance records anytime. 

Stage 2: PRS Landlords Ombudsman (2028)

After the database is launched, registering with the PRS Landlord Ombudsman will be mandatory for all landlords. The Ombudsman will handle tenant complaints formally when landlord-tenant disputes cannot be resolved at the surface level.

The Ombudsman will provide a formal redress service for tenants and give landlords tools and guidance on handling complaints early. Failure to comply with the membership requirement will be a breach of the law, and landlords may face penalties for non-compliance.

unticked Landlords should begin documenting all tenant communications for clear records.

The second phase of the Renters Rights Act will introduce major new obligations for landlords

Phase 3: Decent Homes Standard in the Private Rented Sector (2030 and Beyond)

 Phase 3 of the Renters Rights Act 2025 introduces quality standards for the private rented sector. The final implementation dates are still being confirmed. Landlords should start preparing now because the changes in this phase are structural and expensive. 

Phase 3 of the Renters’ Rights Act will cover four distinct obligations that will affect every private landlord in England. 

  1. The Decent Homes Standard for private rented properties.
  2. Minimum Energy Efficiency Standards will require an EPC C Rating or above by 2030
  3. Updating Housing Health and Safety Rating System
  4. Extension of Awaabs Law to the Private Rented Sector

Decent Homes Standard (DHS)

Before the Renters Rights Act quality homes standard only applied to the social housing sector. It sets a minimum level of housing quality that every private rental property must meet. The proposed implementation date is either 2035 or 2037, to be confirmed once the government reviews it.

Decent Homes Standard requires that a property must be free from serious health and safety hazards.  Landlords will require:

  • Commission a full property condition survey to identify any repairs needed. 
  • Check for serious disrepair such as damp and mould or structural defects. 
  • Ensure heating systems are functional and suitable for the property.
  • Begin budgeting for major work now, because it can be expensive, so don’t wait for the deadline. 

Note: Local councils will enforce the standard. Penalties and enforcement mechanisms will be confirmed following consultation. 

EPC C by 2030 

The government has consulted that all PRS properties in England and Wales achieve a minimum EPC C rating or equivalent by 2030. Therefore, 

  • Check the current EPC rating of every rental property you own 
  • If any property is rated D, E, F, or G, begin planning improvement works now.
  • Get an updated EPC assessment of your current certificate.
  • Budget for energy efficiency works well in advance 

Housing Health and Safety Rating System (HHRS) Review 

The government is reviewing and updating the HHRS as part of Phase 3 toward the Decent Homes Standard. Landlords will need to familiarise themselves with the existing 29 HHRS hazard categories. 

Awaab’s Law Extension

Once a tenant reports a serious hazard, landlords will be legally required to acknowledge and investigate within a set timeframe. Failure to meet any of these deadlines will expose landlords to legal action from tenants and enforcement action from councils. 

  • Address any existing damp or mould issues in your properties immediately.
  •  Respond to all tenant repair reports promptly and in writing.
 Phase 3 of the Renters Rights Act 2025 introduces quality standards for the private rented secto

Renters’ Rights Act 2025 Compliance Checklist 

Download our free Renters’ Rights Act 2025 compliance checklist to track your obligations across all three phases.  

Renters Rights Act 2025 Landlord Checklist

Disclaimer: Guidance only, not legal compliance

Frequently Asked Questions about the Renters’ Rights Act

Yes, but under this act, landlords can use possession Ground 1A if they need to sell their property. They must serve the correct Section 8 notice and cannot remove a tenant within the first 12 months of the tenancy solely to sell the property.

If a tenant does not vacate after a valid Section 8 notice, the landlord must apply to the court for a possession order. They cannot physically remove a tenant themselves.

Yes, the rent increase restrictions under Section 13 apply to existing tenancies. When a tenancy ends, and a new tenant moves in, landlords can set the rent at any level that aligns with the current market rate. The rental bidding is still banned because you can’t accept rent more than the market rate.

Yes. The Renters’ Rights Act 2025 applies to all private rented properties in England, including HMOs. The section 21 abolition, periodic tenancy conversion, rent increase and anti-discrimination rules apply to HMO landlords. The licensing requirement remains separate and unchanged.

Landlords cannot insert a break clause that allows them to end the tenancy at a specific date. The only route to ending a tenancy is through valid Section 8 grounds or by mutual agreement with the tenant. The traditional fixed-term clauses no longer apply in the same way.

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