After what seems like years of turmoil and uncertainty, the Government has now published a roadmap setting out how it will implement the Renters’ Rights Act which has now cleared all the parliamentary hurdles and received Royal Assent.
Billed as the biggest shake-up of the private rented sector for a generation, the legislation will bring about several key changes that will impact how we operate as landlords and agents.
I’ve aimed to set these out, as clearly and succinctly as possible.
The main thing to remember is that demand for good quality, rented property in the Brighton and Hove area remains high and Town & Country Property Services has a great reputation for only working with reputable, ethical landlords.
We will continue communicating with you to help us both roll out the changes as seamlessly and transparently as possible.
WHAT’S SET TO CHANGE?
The Government will implement the first round of changes from May 1st next year, referred to as Phase One. Key changes include:
- Abolition of Section 21, “no fault evictions, meaning all tenancies will be terminated under the terms of Section 8 notices.
- Introduction of Assured Periodic Tenancies, moving to these for the vast majority of new and existing tenancies and allowing tenants to rent for as long they want or until a landlord serves a valid Section 8 notice. Tenants can end tenancies, giving two months’ notice.
- The reform of possession grounds, meaning landlords will only be able to evict tenants, with a valid reason, such as the landlord or immediate family moving into or selling the property. Meanwhile, the Government says it will be easier to evict tenants committing anti-social behaviour or with persistent rent arrears.
- Limiting rent increases to once a year to comply with revised Section 13 procedures. A notice, detailing proposed increase, must be issued at least two months before taking effect and not within the first year of the tenancy (52 weeks).
- Banning rental bidding and “up-front” payments, to prevent landlords from asking for, encouraging or accepting an offer that’s higher than the advertised rent. Along with agents, they will also be barred from requesting more than one month’s rent up front.
- Outlawing discrimination against renters who have children or are in receipt of benefits, including making it illegal to withhold information about a property and its availability, to prevent viewings or refusal to grant a tenancy.
- Requiring landlords to consider tenant requests for rent with a pet and giving a decision within 28 days. Only valid reasons can be given for refusal.
- Strengthening both local council enforcement and rent repayment orders – civil penalties will be expanded, plus a new requirement for local councils to report on enforcement activity. New investigatory powers giving local councils greater enforcement powers are due to come into effect on December 27th, 2025.
The second phase is scheduled to begin late next year. Private rental sector changes are set to include:
- Introducing a database, bringing together key information for landlords, tenants and councils. Signing up will be mandatory and subject to a fee.
- Establishing a mandatory Landlord Ombudsman to help settle disputes, without costly court action. This will happen in stages and is unlikely to kick in fully before 2028.
HOW WILL YOUR LANDLORD/ TENANCY AGREEMENTS CHANGE?
New tenancies created on or after May 1st, 2026
Landlords will need to provide certain information to their tenants in writing and could be through a written tenancy agreement.
We are expecting draft templates in January 2026, to allow us to start preparing but we always provide written agreements, in any case.
Rules for tenancies created before May 1st, 2026
I’m pleased to say here will be no requirement for new written tenancy agreements.
Instead, landlords will need to provide their existing tenants with a copy of the Government published ‘Information Sheet’ on or before March 31st, 2026, informing them of changes.
Longer term, and subject to further consultation, the Government aims to introduce a Decent Homes Standard for the first time. This looks unlikely to take effect before 2035.
They are also looking at plans to require all domestic, privately rented properties in England and Wales to meet Minimum Energy Efficiency Standards of EPC C or equivalent by 2030. My personal view is that these timescales are optimistic.
Awaab’s Law is also set to be extended, along with a review of the Housing Health and Safety Rating System.
IS THIS ALL CUT AND DRIED?
While many changes are included in the Act, some will require secondary legislation, to bring the new measures into force.
These will include more substantive regulations which will allow private, purpose-built student accommodation to be exempt from the assured tenancy scheme, for example.
We fully understand that there is a lot of information to absorb here, and we will continue to update you when we know more.
If you’d like to check out the Government’s full road map, please click on the link:
Implementing the Renters’ Rights Act 2025: Our roadmap for reforming the private rented sector (publishing.service.gov.uk) This will open a PDF.
Still got queries or something you’d like to discuss? As always, please just pick up the phone or drop me a line.
Kind regards
Stephen Chipp
