Renters’ Rights Act 2025: What Landlords Need to Do Now

The Renters’ Rights Bill officially became law on 27 October 2025, marking the most significant reform of the Private Rented Sector (PRS) in three decades. With the first measures expected by Spring 2026, this gives landlords around 20 weeks to prepare.

This guide breaks down what is changing and what landlords should do to stay compliant amid the stress.

Understand the Timeline

Now the Renters’ Rights Act is in place, landlords and letting agents need to be able to navigate the new legislation. This is especially important considering the steep penalties in place for non-compliance.

It is important to be familiar with the requirements and get systems in place within good time. With royal assent granted, it is time to prepare for change. 

Key Legislative Changes

The current version of the Act is lengthy, comprising 226 pages and lays out the key changes that will take place to the PRS. While there is still opportunity for amendments to be made, right now, the key changes are as follows:

Tenancy Structure

• Fixed Term Assured Short-Hold Tenancies are being removed. From now on, all tenancies will roll on a periodic basis.
• A written tenancy agreement is now mandatory, this must include specific terms and information required by the government. Secondary legislation will stipulate these details in the future.

Possession and Arrears

• Section 21 has been abolished and replaced with Section 8.
• Previously, under Section 21 ‘no-fault’ evictions, landlords could ask tenants to leave the property without providing a reason. Now, under a Section 8 notice, landlords must refer to one of 20 grounds for repossession, including rent arrears, anti-social behaviour, or breach of tenancy.
• Every case in relation to section 8 requires a court hearing, this was not the case under Section 21.
• The length of rent arrears has increased from two to three months. Landlords need to provide tenants with four weeks notice, increased from two.

Decent Homes Standard & Awaab’s Law

• Property condition is now baselined against the Decent Homes Standard.
• Awaab’s Law has been introduced in social housing on 27 October 2025 and will move across to the PRS. Repairs must be carried out within 15 days and within one day for emergency repairs.
• Before a tenant moves into a property there should be no Category 1 hazards.

Private Rented Sector Database

• Landlords are legally required to register themselves and each of their properties on the new database.
• Registration is mandatory for repossession under Section 8. Landlords will not be permitted to advertise or let a property until it is present on the database.
• Fees will apply to join the landlord ombudsman and for registration on the property database, these can be offset on a tax return.

Landlord Ombudsman Scheme

• Introduced to improve the line of communication between landlords and tenants, and help resolve disputes before they reach court.
• Tenants can escalate complaints if the landlord does not resolve an issue, such as maintenance and repairs.
• Registration is mandatory for individual landlords and companies, not for properties.

Pets in Lets

• Require reasonable grounds to refuse pets in the property. However, landlords can require tenants to take out pet insurance to cover any damage to the property done by the pets.

Tenant Discrimination

• Landlords are no longer able to discriminate against tenants with children or those claiming benefits when advertising a property.

Rent Bidding

• Landlords must advertise the property at a non-negotiable price and must not accept offers for a higher rent.

Advanced Rent

• Tenants cannot be required to pay more than one month’s rent upfront. They may choose to pay more if they wish, and the landlord is allowed to accept it, but the tenancy agreement cannot make this a condition.

Strengthened Enforcement Powers

• The local housing authorities will have stronger powers, such as visiting and inspecting a property unannounced.
• Higher penalties for non-compliance which include up to £7,000 for first offence and then up to £40,000 for second subsequent offences.
• Rent repayment orders are particularly onerous. For example, for a breach of House of Multiple Occupation (HMO) regulation, the tenant can go to the First Tier Tribunal (FTT) and apply for up to 12 months rent repayment. Currently tenants have 12 months to apply, this has now moved to 24 months. Both tenants and landlords must front their legal costs, but there is no risk to the tenant if they lose.

The Landlord Action Plan

Preparing for the new compliance demands can be complex, overwhelming and time-consuming. This action plan outlines the key steps landlords can take to get their systems in place, ready for the incoming waves of legislation.

1. Audit ownership and property records

• Ensure every property is correctly registered under the right entity - company, trust, or individual.

2. Verify certificated and licences

• Gas Safety Certificate
• Energy Performance Certificate (EPC) - minimum rating C (acquire exemption certificate if necessary)
• Electrical Installation Condition Report (EICR) - renewal every five years
• HMO licence or selective licence (where applicable)
• Tenancy deposit protection documents

3. Mandatory database registration

• PRS Database and Landlord Ombudsman - mandatory before the property can be advertised or let, and before issuing a Section 8 eviction notice.

4. Update tenancy agreements

• Update tenancy templates and ensure written agreements meet the governments' new requirements.
• Tenants should be informed in writing about any upcoming changes, since these may affect their tenancy agreements or original terms.

5. Property condition

• Remove all Category 1 hazards before the start of tenancy.
• Check for: working smoke and carbon monoxide detectors, secure banisters if a property has stairs, hazards under the Decent Homes Standard (as per Housing Health and Safety Rating System).
• Document inspections and repairs and ensure action taken within the required timeframes of Awaab's Law.

6. Tenant communication

• Keep detailed logs of all tenant communications and property maintenance requests.
• Educate tenants on winter property care, including ventilation, damp, and mould prevention.

7. Conduct regular property condition audits

• Carry out annual inspections at minimum; quarterly checks are recommended.
• Record findings with time-stamped photos and signed reports.

8. Automate compliance and monitoring with LightWork AI

• Track compliance deadlines
• Automate reminders for renewals and inspections
• Log maintenance activity and communications
• Collect remedial documents
• Generate full audit trails

Risk Management and Record Keeping

With new regulations come stricter penalties and a higher risk of court action. Legal proceedings can expose landlords to significant costs and rent repayment orders if they’re found at fault. It’s essential to have robust systems in place to minimise these risks and demonstrate full compliance.

The following points will help landlords safeguard their portfolios and reduce legal and financial risk under the new rules:

Keep a complete audit trail

• Revise current processes and systems for record-keeping and communication trails.
• Use checklists to confirm that all compliance requirements are met and documented.
• Consider implementing new software for record-keeping and communication trails which will be necessary in the case of a court case or tribunal.

Strengthen maintenance and repair processes

• Put in place reliable systems for logging, escalating, and carrying out repair requests quickly and efficiently.
• Record repairs, communications, and collect supporting documents as evidence of the whole process.
• Log all maintenance attempts and property access requests. This is crucial if a tenant delays or refuses access. Such evidence can help defend against compliance claims (e.g. delayed gas safety checks).
• Clear evidence that aligns with Section 8 grounds is needed for a property repossession.

Conduct inventory checks and inspections

• Conduct property inspections at start and end of a tenancy, using dated photographs and written conditions reports.
• These are essential for deposit disputes and damage claims.
• Make sure to complete a property inspection before serving a Section 8 notice as disrepair claims are a common tenant defence.

Conclusion

The Renters’ Rights Act represents a shift towards greater compliance, transparency and professionalism. Landlords should focus on maintaining good practices and implement reliable systems for managing their portfolios. Open communication with tenants and robust record-keeping are more important than ever. Planning ahead for change helps landlords stay compliant, manage risk, and keep their businesses running smoothly.

Remember, there is now approximately 20 weeks to prepare.

Now is the time to audit portfolios, automise systems, and put compliance on autopilot. LightWork AI's property management software can help manage the new PRS landscape.

Contact LightWork AI today or book a demo below.