The Renters’ Rights Act: What Landlords Need to Know from the Latest Updates

This guide has been updated to reflect the latest government clarification on timelines, possession routes, rent changes, notice periods and the rollout of the landlord ombudsman and digital property portal.

Government guidance issued in November 2025 has clarified:
• Implementation dates for tenancy reforms, the ombudsman and the digital property portal
• How live Section 21 notices will work leading up to 1 May 2026
• Minimum occupation periods and notice rules under Section 8
• Restrictions on remarketing after possession under Grounds 1 and 1A
• Updated rules for Section 13 rent increases
• Bans on requesting rent in advance
• Deposit limits relating to pets

These updates have now been reflected throughout this guide.

The Renters’ Rights Act (RRA) received Royal Assent on 27 October 2025 and represents the most significant reform to the private rental sector in decades. The government has now confirmed the first wave of implementation, giving landlords a clearer view of what to expect in the year ahead.

The Act aims to create more security for tenants and clearer expectations for landlords. Understanding the changes now will help ensure a smooth transition as the new framework comes into effect.

The government has now provided further detail on timelines, possession processes, rent changes and compliance requirements. These updates are important for landlords preparing their portfolios for 2026 and have been incorporated throughout this blog.

APTs replace ASTs

All existing ASTs will convert to Assured Periodic Tenancies (APTs) from 1 May 2026. Tenancies will continue on a rolling month-to-month basis.
Updated (Nov 2025): All key tenancy reforms come into effect from 1 May 2026.

End of Section 21 no-fault evictions

Section 21 will be removed from 1 May 2026.
Updated (Nov 2025): S21 notices can still be issued up to six months in advance and will remain valid until 1 August 2026. Any live notices not actioned by that date will expire.

Possession routes under Section 8

Updated (Nov 2025):
• Tenants must be allowed to live in the property for at least 12 months
• All possession must be sought via Section 8

Grounds 1 and 1A (Landlord moving in or selling)

Updated (Nov 2025):
• Notice can be served within the first 12 months as long as it does not expire within that period
• Once possession is gained, the property cannot be remarketed for lettings for 12 months
• If sold to another landlord, this restriction does not apply
• Incorrect marketing after possession under Grounds 1 or 1A may result in agent liability. A new section will be added to D&G Terms of Business to safeguard against this

Tenant notice periods

Tenants must give at least two months’ notice.
Updated (Nov 2025): Notice must align with the rent due date and there is no minimum stay requirement.

Rent increases

Rent reviews are limited to once per year.
Updated (Nov 2025):
• A Section 13 notice must be used
• Tenants must receive at least two months’ notice
• Notices can be issued up to four months in advance

Rent in advance

Updated (Nov 2025):
• Landlords and agents cannot request rent in advance
• Rent cannot exceed one month
• If a tenant voluntarily pays more than one month, it does not need to be refunded

Asking rent

Landlords and agents cannot accept offers above the published asking rent.

Pets

Tenants can request permission for a pet mid-tenancy and landlords cannot unreasonably refuse.

Updated (Nov 2025): Additional deposits are permitted, but the total deposit cannot exceed six weeks’ rent.

Private landlord ombudsman

All landlords must join a government-approved ombudsman with powers to require apologies, remedial action or compensation.

Updated (Nov 2025): Expected rollout between late 2026 and 2028.

A national landlord and property registration system is being introduced to improve transparency.

Updated (Nov 2025): Expected rollout between 2026 and 2028.

Decent Homes Standard (Awaab’s Law)

Landlords must address serious hazards such as damp and mould within set timeframes.

Updated (Nov 2025): Full enforcement is expected much later, potentially into the 2030s.

The Renters’ Rights Act marks a real shift in how tenancies will be managed. Compliance, record keeping and clarity of communication will matter more than ever. Key areas include:
• Understanding new notice periods and possession routes
• Updating tenancy documentation
• Staying ahead of compliance and property standards
• Managing rent reviews correctly
• Preparing for the digital portal and ombudsman when they launch

Proactive preparation will protect landlords and reduce the risk of disputes under the new system.

Although the reforms increase tenant protections, they also provide advantages for landlords who are well-prepared. A more consistent framework is likely to support longer tenancies, fewer disputes and clearer expectations on both sides.

Professional management will play a key role in ensuring properties remain compliant, tenants are supported and landlords achieve stable, sustainable returns.

At Douglas & Gordon, our role is to give landlords clarity and confidence. If you would like tailored advice on how the Renters’ Rights Act may affect your portfolio, contact our team at [email protected]