RENTERS RIGHTS ACT 2025 – time lines

PHASE 1

27^th December 2025

Local Authorities have more powers including no notice inspections of properties and attend landlords premises demanding files, if refused they can apply for a warrant.

30^th April 2026

Last date that Section 21 notices and Section 8 Notices (on old notice periods) can be deemed served.

1^st May 2026

Section 21 Notices abolished, no new Section 21 Notices can be served, Only Section 8 Notices can be used going forward and notice periods have changed.

All tenancies are now Assured Periodic Tenancies (APT) with no end date . All Fixed Tem Tenancies (Assured Shorthold Tenancies) (AST) no longer exist.

Landlords must give the government leaflet to all tenants who were in occupation on an AST informing them of the change no later than 31^st May 2026.

All new APT’s must include a written statement of terms including any oral tenancies which began before 1^st May 2026.

All tenancies must be in writing

Landlords cannot unreasonably refuse a pet

Landlords and Agents cannot discriminate

No overbidding on properties, the price you ask is the maximum price you can accept.

Tenants can give 2 months notice to terminate the Tenancy at any time.

Landlord can evict after the 1^st 52 weeks of tenancy on new ground 1 (family member wishing to move in) and 1a (sale of property) but restricted period of 12 months comes into play where the property cannot be relet or remarketed for let.

Deposit protection rules now apply for Section 8 notices (except ground 7A and 14)

Section 13 Notices must be 2 months long.

Cannot take rent in advance.

31^st May 2026

Last day for the government leaflet to be given to previous AST tenants.

31^st July 2026

Last date for Section 21 Proceedings to have been issued at court.

PHASE 2 – coming into force late 2026.

Private rented database

Landlord Redress Scheme

PHASE 3 – No Official dates yet

Awaab’s law- decent homes standard

What landlord’s Can Be Penalised or Prosecuted for Under the Renters Rights Act 2025

1. Serving a False or Misleading Eviction Notice

If a landlord tells a tenant they are being evicted for a reason that is not true, such as inventing rent arrears of pretending to sell the property, this is a criminal offence. The Act makes it illegal to rely on a possession ground knowing it cannot be proven or being reckless about whether it’s true.

2. Ignoring the “Restricted Period” Rules

Once a landlord serves a notice to end a tenancy, they must wait for a restricted period (usually 12 months) before serving another one for the same reason. Doing it too soon can be a criminal offence, and any new notice will be invalid.

3. Breaking the Rent Bidding Ban

The RRA bans rent bidding. Landlords or outing agents cannot invite or encourage tenants to offer more than the advertised rent. Breaking this rule can lead to civil fitness of up to £7,000, or $40,000 for repeat offences.

4. Failing to Join the Redress Scheme

All landlords must belong to an approved redress scheme that helps resolve tenant complaints. Ignoring this rule or continuing to rent out homes after being fined can lead to larger fines or prosecution.

5. Not Registering on the National Landlord Database

Every landlord must register their properties on the Private Rented Sector Database. Providing false details or advertising without being registered can result in fines up to £40,000 or prosecution for serious cases.

6. Ignoring Housing Safety or Licensing Rules

Landlords must have valid gas, electrical, smoke alarm, and HMO licences. Ietting unsafe or unlicensed homes is a criminal offence. Councils and tenants can also apply for rent repayment orders which could mean that the landlord has to pay back up to 24 months of rent.

7. Company Directors and Managers Can Be Prosecuted Too

If a landlord is a company, its directors and managers can be personally prosecuted if offences happen with their consent or because they ignored problems.

8. Rent Repaymert Orders for Tenants

If a landlord commits one of these offences, tenants or councils can apply for a rent repayment order. That means the landlord could have to repay up to two years’ rent

Breach	Penalty
Letting a fixed term tenancy	£7,000-£40,000
Not providing written statement	£7,000-£40,000
Not stating the proposed rent in adverts	£7,000-£40,000
Allowing rental bidding	£7,000-£40,000
Taking a prohibited rent payment	Fine under T F Act 2019
Taking rent in advance	None but unenforceable
Increasing rent without a s13 notice	None but unenforceable
Refusing to accept tenants pet request	None- tenant can appeal to ombudsman
Rental discrimination (No DSS)	£7,000-£40,000
Not being on the database or it not being up to date	£7,000-£40,000 and 24 month rent repayment order plus not being able to evict
Not being a member of the ombudsman or not being updated	£7,000-£40,000 and 24 month rent repayment order
Decent home standard / Awaab law breaches	£7,000-£40,000 and 24 month rent repayment order- if Cat 1 not remedied after improvement notice
Serving invalid notices or misleading tenants about eviction	£7,000-£40,000 and 24 month rent repayment order
Marketing, listing, letting a property during the restrictive period for grounds 1 & 1A	£7,000-£40,000 and 24 month rent repayment order

Next steps for tenants

From 1 May 2026

Your tenancy will automatically convert to a periodic assured tenancy – you cannot be required to leave solely because a fixed term has expired.
Section 21 no-fault evictions are abolished. You can only be evicted on specific statutory grounds.
To end your tenancy, you must give your landlord at least two months’ written notice.

If you receive a possession notice

Check that your landlord has specified a valid ground and served the correct notice period – if not, the notice may be invalid.
Seek legal advice, particularly if you believe the ground relied upon does not apply to your situation.

Regarding rent increases

Your landlord must use the Section 13 process with at least two months’ notice – contractual rent review clauses are no longer enforceable.
You may challenge any proposed increase at the FTT before it takes effect, at no risk of a costs order if unsuccessful.
You may also challenge your rent within the first six months of a new tenancy.