Sure On Compliance

Renters' Rights Act 2025
Your complete guide

The most significant reform to private renting in England since the Housing Act 1988.
Now in effect.
Everything landlords need to know — and what we do about it.

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Implementation timeline

1 May 2026

Phase 1: Tenancy reforms

Section 21 abolished. Periodic tenancies only. Rent rules. Pet rights. Anti-discrimination. Rental bidding banned.

Late 2026

Phase 2: Database

PRS landlord database rollout begins region by region. All landlords must register themselves and each property.

2028

Ombudsman mandatory

Private Landlord Ombudsman membership becomes mandatory for all private landlords.

2035+

Phase 3: Standards

Decent Homes Standard and Awaab's Law apply to all private rented sector properties.

Key changes explained

Phase 1 - Section 21 ‘no-fault’ evictions abolished
  • Landlords can no longer serve Section 21 notices. Eviction now requires a valid legal ground.
  • Any Section 21 notice served before 1 May 2026 remains valid until it expires.
  • Landlords must now use Section 8 grounds — rent arrears, anti-social behaviour, needing to sell, or moving back in.
  • Several Section 8 grounds have been expanded and strengthened to balance the abolition of Section 21.

How SOP handles this

SOP ensures proper documentation, evidence trails, and correct notice procedures from day one. Every managed property has Section 8-ready records maintained throughout the tenancy.

  • All existing ASTs automatically converted to assured periodic tenancies on 1 May 2026.
  • No new fixed-term tenancies can be created. Tenancies run monthly with no end date.
  • Tenants can end at any time with two months' notice. No minimum tenancy period applies.
  • Landlords must provide tenants with a government information sheet by 31 May 2026.

How SOP handles this

SOP handles the AST-to-periodic conversion seamlessly and ensures all tenants receive the required government information sheet within the statutory deadline.

  • Landlords can only increase rent once per year via formal Section 13 notice.
  • At least two months' written notice required. Increases must reflect open market rates.
  • Tenants can challenge any increase at the First-tier Tribunal.
  • The Tribunal cannot set rent higher than the landlord's original request — only lower.

How SOP handles this

SOP manages all rent reviews with comparable market analysis, formal Section 13 notice served correctly, and documented timelines — protecting landlords against successful Tribunal challenges.

  • It is now illegal to invite, encourage, or accept offers above the advertised rent.
  • Properties must be marketed at a fixed price. Landlords must accept no more than that price.

How SOP handles this

SOP sets rents based on accurate market valuations. The advertised rent is the rent charged. Always.

  • Tenants have a legal right to request permission to keep a pet.
  • Blanket pet bans are no longer permitted in tenancy agreements.
  • Landlords must respond within 42 days. Refusal only permitted on reasonable grounds.
  • Landlords can require the tenant to obtain pet damage insurance as a condition of approval.

How SOP handles this

SOP assesses each pet request on its individual merits, advises landlords on reasonable grounds for refusal, and arranges pet damage insurance where approval is granted — all within the 42-day window.

  • Blanket bans on benefit recipients or families with children are illegal.
  • All prospective tenants must be assessed on individual merit and affordability.
  • Indirect discrimination is also prohibited — including requirements for 'professional employment only'.

How SOP handles this

SOP assesses all applications on affordability regardless of income source. Our referencing and marketing processes are fully compliant from day one — no blanket exclusions, no discriminatory criteria.

  • Named after Awaab Ishak, this law sets strict timelines for landlords to address serious hazards including damp and mould.
  • The government intends to extend Awaab's Law requirements to private landlords — timelines under consultation.
  • The Decent Homes Standard will apply to the private rented sector, expected from 2035.
  • Specific hazard remediation response timeframes are being set by government consultation.

How SOP handles this

SOP already conducts proactive quarterly inspections identifying damp, mould, and hazards early. Our landlords will be ahead of the curve when these standards become mandatory — no scramble, no catch-up.

  • From late 2026, a mandatory Private Rented Sector registration database will roll out region by region.
  • All landlords must register themselves and each individual property on the database.
  • Registration is mandatory before serving any Section 8 notice — non-registered landlords cannot regain possession.
  • Penalties: up to £7,000 first offence, up to £40,000 for repeat breaches, criminal prosecution for submitting false information.
  • Agents marketing properties for unregistered landlords face the same penalties as the landlord.

How SOP handles this

SOP will register every property we manage as soon as the database opens in your region. Your compliance is guaranteed — you will not be left exposed at this critical juncture.

  • A new Ombudsman specifically for tenant complaints about landlords — separate from agent redress schemes.
  • Free and independent dispute resolution with legally binding decisions for tenants.
  • Membership expected to become mandatory for all private landlords around 2028.
  • Landlords who are not members when mandatory will face significant financial penalties.

How SOP handles this

SOP will register every property we manage as soon as the database opens in your region. Your compliance is guaranteed — you will not be left exposed at this critical juncture.

Landlord action checklist

Phase 1 — Act now (1 May 2026)
  • Review all tenancy agreements — they convert to periodic on 1 May 2026
  • If you need to regain possession, act now while Section 21 is still valid
  • Ensure Gas Safety (CP12), EICR, and EPC rated E or above are current
  • Check for damp, mould, and hazards — Awaab's Law readiness
  • Verify smoke alarms on every floor and CO alarms where required
  • Confirm all deposits are correctly protected in an approved scheme
  • Review rent levels — ensure at market rate before annual restriction kicks in
  • Remove any blanket 'No Pets' or 'No DSS' clauses from agreements
  • Serve government information sheet to all existing tenants by 31 May 2026

Phase 2 — Prepare ahead (Late 2026)

PRS Database rollout begins. Registration is mandatory before serving any Section 8 notice. Penalties up to £40,000 for non-compliance.

  • Register on the PRS landlord database when live in your region
  • Register every property individually on the PRS Database
  • Budget for PRS Database registration fees (per landlord and per property)
Phase 2–3 — Plan for (2028 onwards)
Private Landlord Ombudsman membership becomes mandatory. Independent dispute resolution with legally binding decisions.
  • Register with the Private Landlord Ombudsman when mandatory (expected 2028)
  • Budget for annual Ombudsman membership fees

Not sure where your portfolio stands?

Book a free RRA compliance check

We’ll review your properties against every Phase 1 obligation and tell you exactly where you stand — and what needs to happen next. No obligation.

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