After the Renters’ Rights Act 2025 received Royal Assent on 27 October 2025, the government has now unveiled a bold roadmap to deliver its landmark reforms. 

Your must-know timetable of reforms starts here: 

27 December 2025

• New investigatory powers for Councils
  Councils can inspect properties, demand documents, and access third-party data to tackle rogue landlords.

From 1 May 2026

• Section 21 non-fault evictions abolished
  Section 21 notices can continue to be served up to and including 30 April 2026. 

  Possession proceedings for any valid Section 21 notices must be issued at court by no later than 31 July 2026.

• Assured periodic tenancies introduced in the Private Rented Sector
  All existing ASTs, fixed term tenancies and the majority of new tenancies will convert to assured periodic tenancies. 
   
• New and reformed possession grounds introduced
  Landlords will need to have a reason to evict (which will include selling or moving into the property).
   
• Rent increase limit
  Landlords will have to follow the statutory process for rent increases which can only take place once per year.
   
• Ban on rental bidding and excess rent in advance
  No rental offers to be accepted above advertised rent. A maximum of only one month’s rent upfront can be accepted. Accepting offers above the advertised rent, or failing to advertise a rent, will risk a fine.
   
• Anti-Discrimination rules
  No bias against families with children or benefit recipients. There will be powers to levy fines against landlords who discriminate.
   
• Pet requests
  Landlords must respond within 28 days and justify refusals.
   
• Stronger Council enforcement powers
  Higher penalties, extended rent repayment orders, and mandatory Council reporting.

From late 2026

• Private Rented Sector database rollout
  Mandatory landlord registration with an annual fee, expected in two stages across England. Landlords will be required to provide relevant contact, property and safety details and information in a database that can be accessed by tenants. Local Authorities may publish details of Landlord’s who break the rules.
   
• Private Rented Sector Landlord Ombudsman
  Mandatory membership for landlords. The Ombudsman will provide a redress scheme when things go wrong between landlords and tenants. Full implementation expected by 2028.

Longer term plans

• Decent Homes Standard for Private Rented Sector
  Landlords will need to ensure all private rented properties meet a minimum standard. It is expected that landlords will need to undertake works to their properties to comply with the minimum standard by either 2035 or 2037.
   
• Housing Health and Safety Rating System Review
  To be applied as a pathway to applying the Decent Homes Standard.
   
• Awaab’s Law extended to the Private Rented Sector
  Legally enforceable timeframes for fixing serious health hazards.
   
• Energy Efficiency
  The government is consulting on all Private Rented Properties reaching EPC rating C by 2030 (unless exempt).

Our article: Prepare to Be Spooked: What Landlords, Investors and Developers Need to Know About the Renters’ Rights Act 2025, provides some further information on the key changes, explains why they matter, and shares practical steps to help landlords, developers, and investors stay ahead as 2026 approaches.