Renters' Rights Act 2025 - What London Landlords Need to Know

The Biggest Change to Renting in a Generation

The Renters’ Rights Act 2025 (RRA) is now law, having received Royal Assent in October 2025.

This new framework replaces Section 21 evictions, introduces open-ended periodic tenancies, and strengthens enforcement across the private rented sector.

For landlords, this is the most significant regulatory shift in over a decade.

Austin Homes is preparing landlords now so they remain compliant, protected, and ahead of the changes.

(Based on the official Government roadmap)

Implementation Timeline

October 2025

RRA passed into law via Royal Assent.

27 December 2025

Local authorities gain expanded powers to inspect properties, request information earlier, and issue penalties faster.

1 May 2026 – Phase 1 Launch

Major reforms begin, including the abolition of Section 21 and the shift to open-ended periodic tenancies.

Late 2026 – Phase 2

Launch of the national PRS Database and the new Landlord Ombudsman scheme.

2027 Onwards – Phase 3

Introduction of the Decent Homes Standard and Awaab’s Law into the PRS.

Phase 1 - The Major Changes (Effective 1 May 2026)

Section 21 Abolished

Landlords will no longer be able to use "no fault" evictions.
Possession moves to an evidence-based system using Section 8 grounds, including rent arrears, anti-social behaviour, breach of tenancy, the landlord selling the property, or the landlord or family moving in.

Open-Ended Periodic Tenancies

All new tenancies become periodic with no fixed end date.
Landlords must rely on the expanded Section 8 grounds to gain possession.

Student Tenancies - Ground 4A

Student landlords must serve a Ground 4A notice before a tenancy begins to rely on the student-specific possession ground at the end of the academic year.
This transition period is critical for 2026/27.

Rent Increases

Rent can only be increased once per year, using a Section 13 notice, and must reflect market levels.

Rent in Advance Restrictions

Landlords and agents cannot ask for multiple months of rent upfront on new tenancies.
This is a major shift for international applicants and those with limited UK credit history.
Professional guarantor options become more important.

Pet Requests

Tenants have a formal right to request a pet, and landlords must respond within 28 days with a reasonable explanation for refusal.
Pet-related insurance and documented processes will become essential.

Phase 2 - Late 2026

PRS Database

A new national register where every rental property and landlord must be logged.
This increases transparency and enforcement.

Landlord Ombudsman

A new mandatory redress scheme for landlords to resolve disputes quickly and professionally.

Phase 3 - 2027 and Beyond

Decent Homes Standard

For the first time, the PRS will be held to clear, documented standards of safety, repair, and habitability.

Awaab's Law

Specific timelines for investigating and repairing damp and mould issues will apply to private rented homes.

Compliance and Enforcement

From December 2025, councils gain new powers to take action more quickly and consistently. These include:

Earlier and more proactive requests for information
Wider powers to enter and inspect properties
Faster routes to issue penalties
Simplified escalation for repeat offenders

Additionally, from 1 May 2026, the maximum Rent Repayment Order (RRO) doubles from 12 months’ rent to 24 months’ rent.

Offences that can trigger an RRO include failure to comply with improvement notices, illegal eviction, harassment, letting without a licence, and HMO management breaches.

How Austin Homes Protects London Landlords

Updated Tenancy Agreements

All new agreements compliant with the new periodic-only system.

Full Compliance Audit

We review your property’s documentation, safety checks, licensing, and repair standards.

Rent & Legal Protection

Essential now that Section 21 has been removed.

Evidence-Based Possession Support

We manage arrears trails, documentation, notices, and legal escalation under the new Section 8 system.

Pet Request & Insurance Process

A documented process for requests, assessments, and optional pet damage insurance.

Client Money Protection

Fully regulated CMP-protected client account with transparent reporting.

Tenant Communication

We supply all legally required information packs once published by the Government in early 2026.

Landlord Checklist - Preparing for 1 May 2026

Update tenancy agreements
Review referencing processes
Plan for no rent-in-advance
Ensure full safety compliance
Review damp & mould procedures
Prepare documentation for defended possession
Plan for PRS Database registration
Put a process in place for responding to pet requests

All drawn from the official Next Steps guidance.

Book Your Free RRA Compliance Review