A Plain English Guide to the 2025 Rental Reforms What Landlords Need to Know
A straightforward, plain English guide to the Renters’ Rights Act 2025. This summary explains the key changes, when they come into force, and what landlords need to do now to stay compliant and protect their rental investments.
1. Why This Reform Matters – in Plain English
The Renters’ Rights Act 2025 is the biggest shake-up of the private rented sector in over 30 years.
The Government’s ambition is to:
improve tenant security
raise quality and safety
create clearer, fairer processes
modernise enforcement and accountability
For landlords, these changes require preparation, adaptation, and good record-keeping, but also offer an opportunity to get ahead of competitors by being early adopters of best practice.
“Regulation is rarely about what’s written on the page; it’s about how people feel navigating the system.”
This guide helps ensure you feel in control.
2. The Three Phases of Change (and what you need to do in each)
Think of implementation as a three-course meal, not a buffet:
Phase 1 = compulsory starter
Phase 2 = the main course (large, structured, and arrives in stages)
Phase 3 = the slow-cooked future dish
🔶 PHASE 1 (From 1 May 2026) The Immediate & Important
This is the big one: the moment Section 21 ends and the new system begins.
1. Section 21 abolished
You’ll no longer be able to evict tenants without giving a valid legal reason.
Your route to possession will be via updated Section 8 grounds.
What this means for landlords:
Have strong tenancy records
Document arrears consistently
Report anti-social behaviour clearly
Keep evidence organised
Good agents (like Putterills) will now be critical.
2. All tenancies become Assured Periodic Tenancies
The default tenancy type will be rolling, not fixed-term.
Tenants can:
Stay indefinitely
Give you two months’ notice at any time.
Landlords can still end the tenancy, but only using valid Section 8 grounds.
Behavioural tip:
This reduces artificial churn. Long-term tenants statistically treat homes better and reduce voids a quiet financial win.
3. Updated and expanded possession grounds
Designed to balance fairness and ensure problem tenancies can still be addressed.
Notable improvements for landlords include:
clearer, stronger grounds for anti-social behaviour
faster possession for serious, persistent rent arrears
4. Rent increases are limited to once per year
All increases must follow Section 13 rules.
You must provide two months’ notice.
No more ad hoc increases.
5. Rental bidding banned
You cannot:
Invite higher offers
accept higher offers
ask for more than one month’s rent in advance
6. No discrimination against families or benefit recipients
You may not:
refuse to show a property
filter enquiries
discourage applicants
withhold information
This requires extra documentation discipline.
7. Pets: landlords must consider requests
A tenant can request a pet.
You have 28 days to decide.
If refusing, you must give valid, written reasons.
8. Enhanced council enforcement
New powers from 27 December 2025, including:
property inspections
document demands
access to third-party data
higher penalties (up to £40,000)
expanded rent repayment orders
Meaning: rogue landlords will find the environment much tougher.
Reputable, organised landlords will stand out more than ever.
🔶 PHASE 2 (Late 2026–2028) Registration, Transparency & Complaints Reform
This phase changes “how the system sees you” literally.
1. Mandatory PRS Database (late 2026 onwards)
You must register yourself and each rental property.
There will be an annual fee.
Information required will at least include:
landlord contact details
property address & type
number of bedrooms/occupants
occupancy status
EPC / gas / electrical certificates
This becomes part of your compliance “digital footprint”.
Behavioural insight:
Landlords who register promptly will appear more trustworthy to tenants, and in future, possibly to lenders and insurers too.
2. Public access & data-sharing
After registration expands, parts of the database will be public-facing.
Good landlords can turn this into an advantage.
Poor landlords won’t be able to hide.
3. PRS Landlord Ombudsman (expected nationwide by 2028)
Mandatory membership.
Its role:
handle tenant complaints
help landlords resolve issues early
prevent costlier disputes
Funded by landlords through a fair charging model (details pending).
🔶 PHASE 3 (2035/2037) The New Decent Homes Standard
This is the long-term transformation of rental quality.
All PRS homes must meet a formal Decent Homes Standard, similar to the social housing sector.
Includes:
updated Housing Health & Safety Rating System (HHSRS)
mandatory response times for serious hazards (Awaab’s Law)
strong focus on damp, mould, electrical risk and structural safety
alignment with future MEES standards (EPC C target by 2030 unless exempt)
For landlords, this signals a long runway for property planning spreading works over years is expected and encouraged.
4. Tenancy Agreement Requirements (From 1 May 2026)
New tenancies
Must include prescribed information, published in early 2026.
Existing written tenancies
You do not need a new agreement.
You must give tenants the official Government Information Sheet by 31 May 2026.
Verbal tenancies
You must provide a written summary of the terms by the same date.
5. Key Dates at a Glance The “Landlord Survival Timeline”
27 December 2025
New investigatory powers for councils begin.
1 May 2026
Section 21 abolished
Assured periodic tenancies introduced
New Section 8 grounds
Rent increase rules begin
Pets rules start
Rental bidding and discrimination rules start
Information Sheet requirement begins
New prescribed forms released
Penalties increase to £40,000
PBSA exemption begins
Late 2026
Database rollout (regional)
Ombudsman criteria set
2028
Mandatory Ombudsman membership
2035 or 2037
Decent Homes Standard becomes Law
Awaab’s Law applies to PRS
6. Preparing Now: The Putterills Recommended Action Plan
We frame preparation in three categories:
A. “Do Now” before the Law changes
Audit all certificates (EPC, EICR, Gas Safety)
Organise tenancy records & communication logs
Review rent-setting strategy (ensure annual increases are consistent)
Establish clear arrears processes
Prepare for higher transparency and registration
B. “Do Next” early 2026
Update tenancy templates (we’ll supply ours)
Prepare the Information Sheet distribution for all existing tenants
Decide your position on pets and create a template response
Review the property condition against future Decent Homes expectations
C. “Do Later” 2026 to 2028
Register with the PRS Database promptly
Review how publicly shared information will reflect on you
Join the Ombudsman as required
Plan long-term improvements to reach EPC C and DHS compliance
7. How Putterills Will Support You
Your advantage as a Putterills landlord:
Tenancy compliance management
Clear, branded templates for all new requirements
Annual compliance review
Section 8 guidance & evidence support
Arrears and ASB documentation frameworks
Property improvement planning for DHS and EPC targets
We aim to absorb the complexity so you can focus on the income.