The Renters' Rights Act (RRA) received Royal Assent on 27 October 2025.
The Government has announced 1 May 2026 as its planned implementation date for the first phase of the RRA's tenancy reforms for the private rented sector with commencement and further regulations expected in connection with this.
The Government has also indicated that the tenancy reforms will be implemented for the social rented sector later, at some point in 2027.
The RRA is a hugely significant piece of legislation for landlords and tenants alike, giving greater rights and protections to people renting their homes, including the abolition of assured shorthold tenancies and section 21 "no fault evictions", reforming grounds for possession, the right for tenants to request permission to keep a pet and the introduction of a private rented sector database (with mandatory registration for landlords likely to be in late 2026) and landlord redress scheme (with mandatory sign-up for landlords likely in 2028).
Other, less publicised elements of the RRA include a ban on contractual rent increases in the private rented (although not the social housing) sector. The Tribunal's jurisdiction is also changing, so that where statutory rent increases are challenged, the Tribunal will set an open market rent that is the lower of the open market rent and the proposed rent. This means that tenants will have nothing to lose in challenging the proposed rent and the Tribunal is likely to become much busier with delays expected in dealing with applications.
Another significant change will be the impact on shared ownership leases which will no longer be treated as assured tenancies for the purposes of the Housing Act 1988, taking away landlords' ability to serve a notice of seeking possession and then issue possession proceedings. Landlords will instead need to rely on the more complicated forfeiture process where shared owners are in breach of their lease.
The changes under the RRA will also create a new landscape for student accommodation introducing new exemptions and special provisions which will effectively create three new categories of student tenancies based on the type of housing provider and property.
We have brought together useful information in an easy to digest format on our topics page which we continue to update with insights on implementation, impact and the steps landlords should be taking to prepare.
Please also join us for our webinar on 25 November: "Unpacking the Renters Rights Act 2025".
In the meantime, please do not hestitate to contact a member of our property disputes team with any specific enquiries.
