Essential Questions Answered for landlords and tenants about Renters' Rights Act

The Renters' Rights Act 2025 represents the most significant transformation of the private rental sector in England for over 30 years. Having received Royal Assent on 27 October 2025, this landmark legislation will fundamentally reshape the relationship between landlords and tenants, affecting over 11 million renters and 2.3 million landlords across England.

This guide provides detailed answers to key questions about the Act, offering clarity on implementation timelines, practical implications, and compliance requirements. Whether you are a tenant seeking to understand your new rights, a landlord preparing for the changes, or a property professional advising clients, this resource will help you navigate the evolving regulatory landscape.

SECTION 1: FUNDAMENTAL CHANGES AND IMPLEMENTATION

1. What is the Renters' Rights Act 2025?

The Renters' Rights Act 2025 is primary legislation passed by Parliament to provide greater security, protection, and fairness for tenants in the private rented sector in England. The Act introduces comprehensive reforms covering tenancy structures, eviction procedures, rent increases, housing standards, and anti-discrimination measures. It builds upon the previous government's Renters Reform Bill but introduces additional protections and an accelerated implementation timeline.

2. When did the Renters' Rights Act receive Royal Assent?

The Act received Royal Assent on 27 October 2025 at 7.40 pm. Royal Assent marks the point at which a Bill becomes law, although most provisions of the Act require commencement regulations before they take effect.

3. When will the main provisions come into force?

The government has confirmed that Phase 1 of the Act will commence on 1 May 2026. This phase includes the abolition of Section 21 no-fault evictions, the transition to periodic tenancies, new rules on rent increases, restrictions on rent in advance, the ban on rental bidding, strengthened anti-discrimination measures, and enhanced rights around pets.

Implementation will occur in three distinct phases, with later phases addressing the landlord database, ombudsman scheme, Decent Homes Standard, and Awaab's Law provisions.

4. What provisions have already come into force?

Certain investigatory powers for local housing authorities came into force on 27 December 2025. These powers under Sections 114 to 136 enable councils to investigate suspected breaches of housing legislation, including illegal evictions, poor standards, and non-compliance with existing regulations.

5. Why has the government introduced this legislation?

The Act addresses long-standing concerns about tenant insecurity in the private rented sector. Currently, private rented housing provides the least affordable, poorest quality, and most insecure accommodation of all housing tenures. Millions of people face the prospect of being uprooted from their homes with minimal notice and little justification, while a significant minority are forced to live in substandard properties for fear that complaints would trigger retaliatory eviction.

6. How many people will be affected by the Act?

Approximately 11 million private renters and 2.3 million landlords in England will be affected by the legislation. The Act applies only to England; separate arrangements govern the private rented sectors in Scotland, Wales, and Northern Ireland.

7. What is the implementation roadmap for the Act?

The government published an implementation roadmap on 13 November 2025, setting out a three-phase approach:

Phase 1 (1 May 2026): Tenancy reforms including abolition of Section 21, transition to periodic tenancies, rent increase protections, ban on rental bidding, anti-discrimination measures, and pet rights.

Phase 2 (estimated 2027-2028): Introduction of the Private Rented Sector Database and mandatory membership of the landlord ombudsman scheme.

Phase 3 (proposed 2035 or 2037): Implementation of the reformed Decent Homes Standard and extension of Awaab's Law to the private rented sector.

SECTION 2: TENANCY STRUCTURES AND AGREEMENTS

8. What is happening to assured shorthold tenancies?

Assured Shorthold Tenancies (ASTs) will be abolished as a distinct tenancy type. All existing ASTs will automatically convert to periodic assured tenancies on the commencement date of 1 May 2026. No new ASTs can be created after this date.

9. What will replace assured shorthold tenancies?

All new tenancies will be periodic assured tenancies, also known as rolling tenancies. These tenancies continue on a month-by-month basis without a fixed end date, providing tenants with greater flexibility and security.

10. Will existing tenancies be affected?

Yes. All existing assured shorthold tenancies, regardless of when they were created or whether they are currently in a fixed term, will automatically convert to periodic assured tenancies on 1 May 2026. This conversion occurs by operation of law and does not require the signing of new agreements.

11. What happens to fixed-term contracts?

Fixed term assured shorthold tenancies will cease to exist. Any fixed term that has not yet expired by 1 May 2026 will be treated as ending on that date, with the tenancy continuing as a periodic tenancy. Landlords cannot create new fixed-term contracts after the commencement date.

12. Do landlords need to issue new tenancy agreements?

While existing agreements will automatically convert, landlords are strongly advised to update their tenancy documentation to reflect the new legal framework. Updated agreements should remove references to fixed terms, Section 21 notices, and any clauses that conflict with the provisions of the Act. Guidance for landlords on updating agreements was published in November 2025.

13. What notice can tenants give to end a tenancy?

Tenants can terminate their periodic tenancy by giving two months' written notice. This provides significantly greater flexibility compared to fixed-term contracts, where tenants were often bound for the full term or required to find replacement tenants.

14. Can landlords still use Section 21 notices?

No. Section 21 of the Housing Act 1988, which allowed landlords to evict tenants without providing a reason (known as 'no-fault evictions'), will be abolished from 1 May 2026. Any Section 21 notices served before the commencement date will lapse and become time-barred if possession proceedings have not been issued by that date.

15. What are the new possession grounds for landlords?

Landlords will only be able to evict tenants using the grounds for possession set out in Section 8 of the Housing Act 1988, as amended by the Renters' Rights Act. Key grounds include:

• Rent arrears: At least three months' rent owed (or 13 weeks if rent is paid weekly or fortnightly)

• Antisocial behaviour and criminal activity

• Property damage

• Landlord intends to sell the property

• Landlord or their family member wishes to occupy the property

• Breach of tenancy terms

• Property required for supported accommodation where the tenant refuses to engage

16. What is the minimum tenancy period before possession can be sought?

For most grounds relating to landlord occupation or sale, landlords cannot serve notice during the first 12 months of the tenancy. This provides tenants with guaranteed security for at least one year, followed by a four-month notice period.

17. What notice periods must landlords give?

For most possession grounds, landlords are required to provide four months' notice before seeking possession. This represents a doubling of the current two-month notice period, providing tenants with substantially more time to find alternative accommodation.

18. What happens if landlords need to evict for rent arrears?

Landlords can seek possession on grounds of rent arrears without waiting 12 months, provided the tenant owes at least three months' rent (or 13 weeks for weekly or fortnightly payments). This threshold has increased from the current two-month requirement, providing tenants with more time to address arrears before facing eviction proceedings.

19. Are there any new grounds for possession?

The Act introduces Ground 14ZA, which allows possession where a tenant or adult resident has been convicted of an indictable offence committed during a riot in the UK. It also includes provisions for possession where properties are required for supported accommodation and the tenant refuses to engage with support services.

20. Can landlords regain possession to sell their property?

Yes. Ground 1A permits landlords to seek possession if they intend to sell the property. However, they must provide four months' notice and cannot serve this notice during the first 12 months of the tenancy. If the landlord does not complete the sale within a reasonable period, tenants may have grounds to challenge the eviction.

21. Can landlords move back into their property?

Yes. Ground 1 allows landlords to regain possession if they or certain family members (including children) intend to occupy the property as their only or principal home. The same 12-month minimum tenancy and four-month notice requirements apply. Landlords cannot re-let the property for 12 months after the tenants leave unless they fall within specified exemptions.

SECTION 3: RENT INCREASES AND AFFORDABILITY

22. How will rent increases be regulated?

Landlords can only increase rent once every 12 months for the same tenant. They must use the prescribed Section 13 notice procedure, providing tenants with at least two months' written notice of the proposed increase. The notice must be given in the prescribed form.

23. Can tenants challenge rent increases?

Yes. Tenants who believe a proposed rent increase is excessive can challenge it by applying to the First-tier Tribunal (Property Chamber). The tribunal will determine whether the proposed rent exceeds the market rate for comparable properties in the area.

24. Will tenants have to pay backdated rent increases?

No. Under the Act, if a tenant challenges a rent increase and the tribunal determines a lower amount, the tenant will only be required to pay the new rent from the date of the tribunal's decision. They will not be required to backpay any increase from the date of the Section 13 notice, representing a significant change from current practice.

25. What is rental bidding, and why is it banned?

Rental bidding occurs when landlords or agents encourage prospective tenants to offer more than the advertised rent for a property, creating competition that drives up prices. The Act prohibits landlords and agents from requesting, encouraging, or accepting offers above the advertised rent. This practice artificially inflates rents and disadvantages tenants who cannot afford to pay more than the advertised amount.

26. What rent must landlords advertise?

Landlords must advertise a fixed asking rent for their property. This must be the rent they are prepared to accept, and they cannot lawfully accept a higher amount even if offered by a prospective tenant. Transparency in rental advertising is a core objective of the reforms.

27. How much rent can landlords request in advance?

Landlords can only request one month's rent in advance when a tenancy begins, regardless of the property value. For tenancies lasting less than one month, the maximum advance payment is 28 days' rent. This limits the financial burden on tenants at the start of a tenancy.

28. Does the rent advance limit apply to existing tenancies?

No. The restriction on rent in advance applies only to new tenancies created on or after 1 May 2026. Existing arrangements remain valid, although landlords cannot request additional advance payments when tenancies are converted to a periodic form.

SECTION 4: DEPOSITS AND FINANCIAL PROTECTIONS

29. What are the deposit limits under the Act?

Deposit limits remain unchanged from current regulations:

• Five weeks' rent for properties with an annual rent below £50,000

• Six weeks' rent for properties with an annual rent of £50,000 or more

These caps continue to apply, and any deposit exceeding these limits constitutes a prohibited payment under the Tenant Fees Act 2019.

30. Must deposits still be protected?

Yes. Landlords remain obliged to protect deposits in a government-approved tenancy deposit protection scheme within 30 days of receipt. They must also provide tenants with prescribed information within the same timeframe. Failure to comply will prevent landlords from obtaining possession orders except in cases involving serious criminal or antisocial behaviour.

31. What is a lifetime deposit or deposit passporting?

The Act provides a framework for transferable deposits, enabling tenants to transfer their deposit from one landlord to another when they move properties. This system, often referred to as deposit passporting, aims to alleviate the financial burden on tenants who would otherwise need to raise funds for a new deposit while waiting for their existing deposit to be returned. However, detailed regulations setting out how the system will operate in practice have not yet been published.

32. When will deposit passporting be introduced?

The operational details of deposit passporting will be set out in secondary legislation and scheme guidance. Landlords and tenants should monitor announcements from deposit protection schemes and the government for implementation timelines and practical procedures.

33. Can landlords still make deductions from deposits?

Yes. Landlords can make reasonable deductions from deposits for unpaid rent, damage beyond fair wear and tear, or other breaches of the tenancy agreement. At the end of a tenancy, parties should agree on any deductions. If agreement cannot be reached, all deposit protection schemes offer free dispute resolution services.

34. What if deposit deductions do not cover the full cost of damage?

In rare cases where legitimate damage exceeds the deposit amount, landlords can pursue tenants through the courts to recover additional costs. This follows existing civil procedures and evidential requirements.

SECTION 5: DISCRIMINATION AND FAIR ACCESS

35. Is discrimination against benefit recipients unlawful?

Yes. The Act makes it unlawful for landlords or agents to discriminate against prospective tenants because they receive benefits or Universal Credit. Blanket policies refusing tenants in receipt of benefits are prohibited.

36. Can landlords refuse tenants with children?

No. Discrimination against prospective tenants because they have children is prohibited. Landlords cannot refuse tenancies solely on the basis that the household includes children.

37. Can landlords still conduct affordability assessments?

Yes. Landlords can continue to assess whether prospective tenants can afford the rent through reference checks, income verification, and credit checks. The prohibition relates to refusing tenants solely because of their benefit status or children, not to legitimate affordability assessments conducted fairly across all applicants.

38. What penalties exist for discrimination?

Landlords and agents who discriminate may face enforcement action by local authorities, including financial penalties. Affected individuals may also seek remedies through the courts or the established ombudsman scheme.

39. Will the anti-discrimination provisions affect student lettings?

The anti-discrimination provisions apply equally to student accommodation, although specific arrangements for purpose-built student accommodation (PBSA) may differ. PBSA operators adhering to approved codes of practice may be subject to different tenancy rules.

SECTION 6: PETS AND PROPERTY USE

40. Do tenants have a right to keep pets?

Tenants have a statutory right to request permission to keep a pet, and landlords must consider such requests without unreasonable refusal. This represents a significant change from current practice, where landlords could impose blanket no-pet policies.

41. What constitutes an unreasonable refusal of a pet request?

Detailed guidance on what constitutes reasonable and unreasonable grounds for refusal will be published. Factors may include the size and type of pet, the suitability of the property, existing pets, and potential impact on neighbours. Landlords must assess each request on its individual merits.

42. Can landlords require pet insurance?

Yes. If a landlord approves a pet request, they may require the tenant to obtain pet insurance covering potential damage to the property. This provides protection for landlords while enabling more tenants to keep pets.

43. Can tenants challenge a refusal to allow pets?

Yes. If a tenant believes their pet request has been unreasonably refused, they can challenge the decision through the ombudsman scheme once it is established, or potentially through the courts.

44. Do the pet provisions apply to existing tenancies?

Yes. The statutory right to request permission for a pet applies to all tenancies, including those that existed before the Act came into force. Existing blanket no-pet clauses in tenancy agreements will be superseded by the statutory provisions.

SECTION 7: HOUSING STANDARDS AND SAFETY

45. What is the Decent Homes Standard?

The Decent Homes Standard establishes minimum requirements that rental properties must meet in terms of condition, safety, and facilities. Originally developed for social housing, the Act extends this standard to the private rented sector for the first time.

46. When will the Decent Homes Standard apply to private rentals?

Following consultation in 2025, the government has proposed implementing the reformed Decent Homes Standard in either 2035 or 2037. This extended timeline acknowledges the need for landlords to undertake necessary works and plan investments. However, landlords are expected to commence improvements as early as feasible.

47. What are the five criteria of the reformed Decent Homes Standard?

The reformed standard requires properties to meet five criteria:

• Freedom from serious Category 1 hazards under the Housing Health and Safety Rating System

• Good state of repair beyond addressing immediate health and safety risks

• Reasonable thermal comfort with adequate heating and insulation

• Adequate facilities, including a kitchen, bathroom, and utility provision

• Appropriate external environment and common areas in acceptable condition

48. Are landlords already required to address serious hazards?

Yes. Even before the Decent Homes Standard is implemented, landlords are required to ensure their properties are fit for human habitation and free from serious Category 1 hazards. Local authorities have enforcement powers to compel landlords to address such hazards, with penalties for non-compliance.

49. What is Awaab's Law?

Awaab's Law, named after two-year-old Awaab Ishak, who died from prolonged exposure to mould, sets statutory timeframes within which landlords must respond to and fix serious health hazards, particularly damp and mould. Originally introduced for social housing through the Social Housing (Regulation) Act 2023, the Renters' Rights Act extends these provisions to the private rented sector.

50. When will Awaab's Law apply to private landlords?

Awaab's Law came into force for social housing on 27 October 2025. The government will consult on the approach to implementing these provisions for the private sector. Private landlords should prepare to respond swiftly to reported hazards within specified timeframes, with enforcement action available if they fail to comply.

51. What enforcement powers do local authorities have?

The Act significantly strengthens local authority enforcement powers. Councils can investigate suspected breaches, require information from landlords and agents, enter properties (with notice or warrants), and impose financial penalties of up to £7,000 for most offences, with higher penalties for persistent non-compliance. The most serious breaches of the Decent Homes Standard may result in penalties of up to £40,000.

SECTION 8: LANDLORD OBLIGATIONS AND COMPLIANCE

52. What is the Private Rented Sector Database?

The Act establishes a mandatory database requiring all landlords to register themselves and their rental properties. This database aims to increase transparency, help tenants verify their landlord's credentials, and enable local authorities to target enforcement actions effectively.

53. When will the landlord database launch?

The database is expected to launch in Phase 2 of implementation, anticipated in 2027 or 2028. Detailed regulations will specify what information must be provided, registration costs, and what information will be publicly accessible.

54. Who must register on the database?

All landlords renting properties in England will be required to register. Letting agents may be able to complete registrations on behalf of their landlord clients, though this must be confirmed in secondary legislation.

55. What information will the database contain?

While detailed requirements await regulations, the database is expected to include landlord contact details, property addresses, compliance information regarding deposit protection, licensing, and safety certificates, as well as potentially information about enforcement actions or penalties.

56. What is the Private Rented Sector Ombudsman?

The Act establishes a mandatory ombudsman scheme for the private rented sector. All landlords will be required to be members of this redress scheme, which will provide tenants with a free, impartial, and binding dispute resolution service.

57. When must landlords join the ombudsman scheme?

The ombudsman scheme will be introduced in two stages. Stage 1 will see the scheme established and accepting voluntary memberships, expected around 2027. Stage 2 will make membership mandatory for all landlords, anticipated around 2028, once the Secretary of State is satisfied the scheme has sufficient capacity.

58. What powers will the ombudsman have?

The ombudsman can investigate complaints, compel landlords to provide information, and issue binding determinations. Remedies may include requiring landlords to apologise, take remedial action, provide information, or pay compensation to tenants.

59. Does the ombudsman replace the court system?

No. The ombudsman provides an alternative dispute resolution mechanism for certain types of disputes. Serious matters, such as possession proceedings, must still be handled through the courts. However, the ombudsman may reduce the need for court proceedings in many cases by providing a faster and more accessible resolution.

60. What is a rent repayment order?

A rent repayment order is a court order that requires a landlord or agent to repay rent to a tenant when the landlord has committed specified offences. These include operating an unlicensed house in multiple occupation, failing to comply with improvement notices, unlawful eviction, and other serious breaches of housing law.

61. Has the Act changed rent repayment orders?

The Act maintains and strengthens the rent repayment order regime. Tenants who have been subject to unlawful practices can apply to the First-tier Tribunal for an order requiring repayment of up to 12 months' rent.

SECTION 9: STUDENT ACCOMMODATION

62. How does the Act affect student accommodation?

The Act introduces specific provisions recognising the distinct nature of student accommodation while ensuring students benefit from enhanced protections. Purpose-built student accommodation (PBSA) operating under approved codes of practice will be outside the assured tenancy regime but must adhere to specified standards.

63. What notice periods apply to student tenancies?

For purpose-built student accommodation that complies with approved codes, landlords can provide two weeks' notice to students to vacate. For houses in multiple occupation (HMOs) rented by private landlords to students on shared contracts, the standard four-month notice period applies.

64. Can student landlords evict between academic years?

The provisions allow for appropriate flexibility in student accommodation to manage the transition between academic years, but students on assured periodic tenancies will benefit from the protections against no-fault eviction and cannot be evicted without valid grounds.

SECTION 10: TRANSITIONAL ARRANGEMENTS AND PRACTICAL CONSIDERATIONS

65. What happens to Section 21 notices already served?

Section 21 notices served before 1 May 2026 will lapse and become time-barred if the landlord has not issued court proceedings for possession by the commencement date. Landlords who have served such notices should expedite proceedings if they wish to rely on them.

66. What happens to ongoing possession proceedings?

Proceedings for possession issued before the commencement date will continue under the rules in force when they were commenced. However, once the Act is in force, any new possession proceedings must use the amended Section 8 grounds.

67. Can landlords increase rent before 1 May 2026?

Rent increases conducted under current procedures before the commencement date remain valid. However, rent increases taking effect on or after May 1, 2026, must comply with the new rules, including the requirement to use Section 13 notices and the enhanced rights for tenants to challenge increases.

68. Should landlords review their tenancy agreements now?

Yes. Landlords should urgently review their standard tenancy agreements to remove provisions that will become invalid, such as references to fixed terms, Section 21, and any clauses conflicting with the new requirements. Updated template agreements reflecting the new law should be prepared before 1 May 2026.

69. Do letting agents need to update their procedures?

Yes. Letting agents must revise their processes, documentation, and systems to comply with the Act. This includes updating tenancy agreement templates, revising procedures for rent increases and possession, ensuring advertising complies with the rental bidding ban, and preparing for the end of renewal fees associated with fixed-term contracts.

70. How should landlords prepare for the ban on rental bidding?

Landlords and agents should establish clear asking rents based on market analysis and refuse any offers above the advertised amount, even if prospective tenants volunteer higher sums. Clear documentation of the advertised rent and decision-making process will assist in demonstrating compliance.

71. Will the court system be ready for increased possession applications?

Concerns have been raised about the county court system's capacity to handle an anticipated increase in Section 8 possession cases following the abolition of Section 21. The government has committed to court improvements, including digitisation, but details of these enhancements remain limited. The Justice Committee has described the court system as dysfunctional and called for concrete plans.

72. What support is available for landlords preparing for the changes?

The government published guidance for landlords on Phase 1 reforms in November 2025. Trade associations, including the National Residential Landlords Association and Propertymark, provide resources, templates, and training. Letting agents and legal advisers are also developing support materials and services to assist landlords with compliance.

73. What support is available for tenants?

Tenant guidance on Phase 1 reforms was published in April 2026. Organisations including Shelter, Generation Rent, Citizens Advice, and local authority housing teams provide information and advice to tenants. Easy Read versions of guidance ensure accessibility for all tenants.

SECTION 11: SECTOR REACTIONS AND IMPACT

74. How have tenant organisations responded to the Act?

Tenant advocacy groups, including the Renters' Reform Coalition (comprising Shelter, Generation Rent, Citizens Advice, and ACORN), have welcomed the Act as a generational upgrade to renters' rights. Tom Darling of the Renters' Reform Coalition stated that members had campaigned for these reforms for a decade and described the Act as fantastic news for England's 11 million renters.

75. How have landlord organisations responded?

The National Residential Landlords Association acknowledged the Act as an important milestone but raised concerns about implementation timelines and practical challenges. Chief Executive Ben Beadle emphasised the need for at least six months from publication of regulations to ensure proper preparation for the biggest changes the sector has faced in over 40 years. The NRLA emphasised the importance of ensuring reforms benefit both tenants and responsible landlords.

76. What concerns have been raised about implementation?

Key concerns include insufficient time for landlords and agents to update systems and documents, the capacity of the Property Tribunal to handle increased rent appeals, the capability of the court system to process possession cases efficiently, the need for local authorities to recruit enforcement staff, and potential unintended consequences for housing supply if landlords exit the market.

77. Will the Act affect rental property supply?

Some landlords may exit the market in response to increased regulation and reduced flexibility. However, supporters argue that the reforms will improve conditions for responsible landlords by raising standards across the sector and removing rogue operators. The government maintains that the Act strikes a balance between tenant protections and the legitimate interests of landlords.

78. What is the expected impact on rental yields?

The ability to increase rent annually rather than only at renewal may provide some landlords with more regular income adjustments. However, the requirement that increases reflect market rates and can be challenged may limit yield growth in areas with stable or declining rents. The ban on rental bidding may constrain rent growth in high-demand areas.

79. How will letting agents be affected financially?

Letting agents face significant revenue implications from the abolition of fixed-term tenancies. Renewal fees currently account for an average of 27% of agency revenue nationally, rising to 37% in London. These fees will disappear once all tenancies become periodic. Agents may need to develop alternative revenue streams or revise fee structures.

80. Can agents charge for issuing Section 13 notices?

Agents are exploring whether fees for issuing Section 13 rent increase notices may be permissible to replace lost renewal revenue. However, any such fees must comply with the Tenant Fees Act 2019 and be clearly agreed with landlords, not tenants.

SECTION 12: SPECIFIC PRACTICAL SCENARIOS

81. What if a tenant wants to leave before the initial 12 months?

Tenants can terminate their periodic tenancy at any time by giving two months' notice, including within the first 12 months. The 12-month restriction applies only to certain landlord possession grounds, not to tenant-initiated terminations.

82. Can landlords offer incentives to attract tenants?

Landlords can offer legitimate incentives such as reduced rent for an initial period, but they cannot charge rent above the advertised amount or request prohibited payments. Any incentives must be clearly stated in advertising and the tenancy agreement.

83. What if a property is sold with sitting tenants?

When a property is sold, the tenancy continues with the new owner becoming the landlord. The new landlord assumes all obligations under the tenancy, including deposit protection requirements. Tenants' rights are protected during the sale process.

84. Can landlords carry out major renovations with tenants in situ?

If substantial renovation works are required that make the property uninhabitable, landlords may be able to use possession grounds relating to redevelopment. However, in some cases, landlords may need to provide alternative accommodation. Specific grounds and requirements depend on the nature and extent of the works.

85. What if a tenant damages a property beyond the deposit value?

Landlords can pursue tenants through civil proceedings to recover costs exceeding the amount of the deposit. Evidence of damage and repair costs must be provided, and the usual civil procedure rules apply.

86. Can landlords require guarantors?

Yes. Landlords can continue to require guarantors as part of their affordability assessment, provided this requirement is applied fairly and does not constitute discrimination on the grounds of prohibited characteristics.

87. What if a landlord wishes to retire from letting?

Landlords wishing to exit the market can sell their properties. If selling with vacant possession, they must use the appropriate Section 8 ground and provide the required notice periods. If selling with tenants in place, the tenancy transfers to the new owner.

88. How will mortgage lenders react to the changes?

Mortgage lenders providing buy-to-let finance will adjust their criteria and conditions to reflect the new regulatory framework. Some lenders may impose additional requirements, but the fundamental availability of buy-to-let mortgages is expected to remain.

SECTION 13: ENFORCEMENT AND PENALTIES

89. What penalties exist for failing to protect deposits?

Courts must award compensation of at least one times the deposit amount and have discretion to award up to three times that amount for each breach. Landlords who fail to protect deposits cannot serve valid possession notices except in cases of serious criminal or antisocial behaviour.

90. What are the penalties for illegal eviction?

Illegal eviction is a criminal offence under the Protection from Eviction Act 1977. The Renters' Rights Act increases penalties, with higher fines and potential prosecution. Local authorities have been granted enhanced powers to investigate and take action against illegal evictions.

91. What fines can local authorities impose?

Local authorities can impose civil penalties as an alternative to prosecution for many housing offences. Standard penalties can reach £7,000, with higher amounts for serious or repeat offences. The most serious breaches of the Decent Homes Standard may result in penalties of up to £40,000.

92. What happens if a landlord fails to respond to an ombudsman investigation?

Once the ombudsman scheme is established, failure to respond to an investigation or comply with a binding determination may result in financial penalties, publication of non-compliance, and potential impact on database registration status.

93. Can tenants withhold rent for disrepair?

Tenants should not withhold rent, as this may put them at risk of arrears and potential possession proceedings. The proper approach is to report the disrepair formally, pursue the landlord's complaints procedure, and, if necessary, use the ombudsman scheme or seek legal advice about remedies, such as disrepair claims.

SECTION 14: SPECIAL CIRCUMSTANCES AND EXEMPTIONS

94. Does the Act apply to social housing?

Many provisions of the Act apply only to the private rented sector. Social housing is governed by separate regulations, although some provisions, such as the Decent Homes Standard, are being aligned across both sectors.

95. What about temporary accommodation for homeless households?

Temporary accommodation provided by local authorities to homeless households must meet the minimum standards, including the Decent Homes Standard, once it is implemented. This ensures vulnerable households benefit from safe and decent accommodation.

96. Are there exemptions for agricultural tied cottages?

Specific types of tenancies, including agricultural tenancies and certain tied accommodation, may be subject to different rules. Landlords with such properties should seek specialist advice on how the Act affects their circumstances.

97. What about live-in landlords with lodgers?

The Act primarily affects assured tenancies. Lodgers living with a resident landlord typically have excluded tenancies or licences, which are not assured tenancies and are therefore not within the main scope of the Act. However, certain provisions regarding standards and discrimination may still be applicable.

98. Do company lets fall within the Act?

Tenancies granted to companies rather than individuals may not be assured tenancies and therefore fall outside the core provisions of the Act. However, if individuals occupy the property, aspects of housing standards and safety requirements may still apply.

SECTION 15: FUTURE DEVELOPMENTS AND MONITORING

99. Will further regulations be introduced?

Yes. Substantial secondary legislation is required to implement various aspects of the Act, including detailed requirements for the landlord database, the operation of the ombudsman scheme, Decent Homes Standard specifications, and the Awaab's Law timeframes. These regulations will be subject to consultation and parliamentary approval.

100. How will the Act be reviewed?

The government is expected to monitor implementation and impact through data collection, stakeholder engagement, and formal reviews. Adjustments may be made through secondary legislation if unintended consequences emerge or improvements are identified.

101. What if court backlogs prevent effective implementation?

The Justice Committee and stakeholders have raised concerns about court capacity. If the system proves unable to handle possession cases efficiently, the government may need to introduce further reforms or additional resources to ensure the Act functions as intended.

102. Could the Act be amended by a future government?

As primary legislation, the Act can be amended by future Parliaments. However, given the cross-party support for many core provisions and the long advocacy for these reforms, a significant reversal appears unlikely. Future changes would more probably involve refinements rather than wholesale repeal.

103. What ongoing obligations will landlords have for compliance?

Landlords must ensure continuous compliance with deposit protection, safety certificates (including gas, electrical, smoke, and carbon monoxide alarms), licensing requirements, registration on the database, Ombudsman membership, responding to tenant communications, and maintaining properties to the required standards.

CONCLUSION

The Renters' Rights Act 2025 represents a fundamental recalibration of the private rented sector in England. For tenants, the Act delivers long-sought security through the abolition of no-fault evictions, protection against unfair rent increases, enhanced housing standards, and stronger anti-discrimination provisions.

For landlords, the Act introduces significant new obligations and compliance requirements. Responsible landlords who maintain their properties to good standards and treat tenants fairly should be able to navigate the new regime successfully. However, the removal of Section 21 and the introduction of mandatory registration, ombudsman membership, and higher standards will require adaptation and investment.

The success of these reforms depends critically on effective implementation. Adequate notice periods, clear guidance, sufficient court capacity, and properly resourced enforcement by local authorities are all essential. The phased approach recognises these practical considerations while maintaining momentum towards a fairer rental market.

All parties should engage with the implementation process, monitor regulatory developments, and seek professional advice where appropriate. The transformation of the private rented sector is underway, and preparation today will determine successful outcomes tomorrow.