Renters’ Rights Act 2025 – England: Key Commencement Milestones
As of 13 November 2025
Note: Many provisions still await secondary legislation/commencement regulations; “TBC” means the date hasn’t been confirmed publicly.
| Provision | Date | Status | Notes / Additional Detail |
|---|---|---|---|
| Royal Assent – Act becomes law | 27 Oct 2025 | In force (framework only) | Act formally enacted. Sets out overall framework. |
| Local authority investigatory/enforcement powers | 27 Dec 2025 | Confirmed | Powers for councils to investigate and enforce landlord obligations. Early-start provisions before main reforms. |
| Abolition of Section 21 & end of ASTs | TBC (expected 2026) | TBC | Requires commencement order and transition rules. Existing ASTs may have transitional provisions. |
| All tenancies to become periodic (no fixed terms) | TBC | TBC | Will occur alongside Section 21 abolition. Applies to new tenancies after commencement. |
| Rent increase rules (annual limit / notice process) | TBC | TBC | Regulations to define annual caps, notice periods, and procedure. |
| Private Rented Sector (PRS) Ombudsman | TBC | TBC | Establishes independent complaints body for tenants. Rollout phased; scope yet to be confirmed. |
| Extension of Decent Homes Standard / “Awaab’s Law”‑style duties to PRS | TBC | TBC | PRS property standards to match social housing; social sector provisions started 27 Oct 2025. |
| Ban on rental bidding & excessive advance rent | TBC | TBC | Landlords prohibited from accepting bids above advertised rent; cap on advance payments. |
| Pets: duty to consider requests | TBC | TBC | Landlords must consider reasonable tenant requests for pets. Guidance on deposits/insurance pending. |
| Anti-discrimination protections (benefits, children, etc.) | TBC | TBC | Prohibits discrimination in letting. Commencement and enforcement guidance pending. |
| Changes to Section 8 grounds for possession | TBC | TBC | New grounds aligned with Section 21 abolition. Existing Section 8 rights retained under defined conditions. |
| Transitional provisions for existing tenancies | TBC | TBC | Existing fixed-term ASTs may have special rules; transition to periodic tenancy to be regulated. |
| Exemptions / PBSA / student accommodation | TBC | TBC | Certain student accommodations and purpose-built units may have different rules. |
Notes:
The Act is law, but the majority of practical reforms are not yet in force.
Early powers (local authority investigatory) commence first.
Full-scale reforms (tenancy types, rent rules, Section 21 abolition, PRS Ombudsman) will require secondary legislation and official guidance, likely in 2026.
Transitional rules and exemptions exist for existing tenancies and certain housing types.
