The Renters’ Rights Act: what Buy to Let landlords need to know

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What is the Renters’ Rights Act?

When does the Renters' Rights Act 2025 take effect?

Why the Renters’ Rights Act matters

Key changes

Frequently asked questions

What is the Renters’ Rights Act?

The Renters’ Rights Act became law in October 2025 and will be introduced in phases from 2026 onwards. It represents a major shift in how tenancies operate in England’s private rented sector.

At a high level, the Act:

Removes “no‑fault” evictions.
Replaces fixed-term assured shorthold tenancies with a single periodic tenancy model.
Introduces stricter rules around rent increases and property standards.
Strengthens tenant rights, including requests for pets and protection from discrimination.

For landlords, this means adapting to a more transparent and regulated rental environment. Fo you, it means helping customers understand how these changes sit alongside their borrowing plans.

When does the Renters' Rights Act 2025 take effect? Key dates and timeline

The Renters' Rights Act became law on 27th October 2025. The Government has released some key dates for when parts of the Act will come into effect:

March 2026 – The Government published an information sheet that will need to be issued to your customers' existing tenants.
1st May 2026 – The first phase of the Act includes most changes, like getting rid of ‘no fault’ evictions and assured shorthold tenancies, limiting rent increases and accepting tenants’ requests for pets.
31st May 2026 – This is the deadline for providing the required information sheet to existing tenants, informing them about the changes.
Late 2026 – The second phase of the Act will be implemented, including the Private Rental Sector (PRS) database and Landlord Ombudsman going live for private landlords.
1st October 2030 – By this date, privately rented properties will need to evidence an EPC rating of at least C; exemptions apply.
2035 – The full Decent Homes Standard will come into effect for private landlords.

These changes are still being announced. For a full list of when the changes come into effect, please check the Government’s implementation roadmap.

Why the Renters’ Rights Act matters for Buy to Let landlords

Buy to Let landlords will continue to be able to let and finance rental properties, but the way tenancies are structured and managed will change.

Key considerations for landlords include:

Greater tenant security, which may lead to longer-term occupancy.
More clearly defined grounds for possession, rather than automatic tenure end dates.
Increased compliance expectations, particularly around property condition and tenant communication.

What happens if landlords don’t comply?

From late 2026, the Government will introduce a central Private Rental Sector database. All privately rented properties must be registered and provide information like their EPC rating.
A mandatory Landlord Ombudsman will be introduced to oversee tenant complaints.
To support this Act, the Government will use stronger enforcement and higher penalties for those who don’t comply.

Key changes landlords should be aware of

End of fixed-term assured shorthold tenancies

Changes to possession and evictions

Rent increases

Property standards and compliance - Decent Homes Standard

Over time, higher property standards will apply, including energy efficiency and the Decent Homes Standard.

The Decent Homes Standard will now be applied to the private rental sector. It won’t come fully into effect until 2035, but some key parts will be implemented earlier.
By October 2030, privately rented properties will need to have an EPC rating of C or above. The Government has published information on how to evidence this and the potential exemptions that apply.
For 2035, your customers will also need to provide evidence that their properties are free from category 1 hazards and free of damp or mould. The Government has included more details in their updated guidance on the new Decent Homes Standard.

Learn more about The New Decent Homes Standard

Frequently asked questions

The changes outlined in the Renters' Rights Act could affect the types of tenants your customers consider, the tenancy agreements they use, the rent they ask for and the way tenancies can end. Here are some of the different ways that it could impact them:

What does it mean for tenant consideration?

The Renters' Rights Act 2025 prevents discrimination, for example, against tenants who might have been discounted due to having children or receiving benefits.
Tenants will also have the right to request having pets live at the property. Your customers will only be able to refuse in certain circumstances – for example, if the pet wouldn’t be suitable for the property size.

What does it mean for tenancy agreements?

Tenancies can’t be fixed term anymore; instead, they will all become open-ended agreements, known as Assured Periodic Tenancy, or ‘APT’. The Government has provided guidance for how tenancy agreements should look.
Existing tenancies such as Assured Shorthold Tenancies (ASTs) will automatically become APTs on 1st May 2026. This will only affect other clauses in the tenancy agreement if the clauses conflict with other parts of the Act (such as a ‘No Pets’ rule or a schedule of more frequent rent increases).
Your customers will need to send certain communications. to existing tenants to let them know about the changes and how they are affected.

What does it mean for rent?

From May 2026, your customers won’t be able to increase rent more than once a year, and they'll need to give at least two months’ notice to tenants when they do.
Tenants will be able to challenge rent increases and take the case to a tribunal that will decide if the increase is reasonable.
Rental bidding and rent-in-advance practices will be banned. This means your customers can’t accept offers of rent above what is advertised, or ask for multiple months’ rent in advance.

What does it mean for ending tenancies?

From May 2026, ‘no fault’ evictions are no longer available for landlords to issue at the end of a fixed term.
If your customers need to regain possession of a property to sell or move in, they’ll need to ensure they comply with the new four-month notice period. And they’ll also need to wait until after the first 12 months of tenancy.
If they need to regain possession on the grounds of arrears, the new required period of rent arrears will be three months, and the new required notice period will be four weeks.
There are different grounds for possession that can be used to end a tenancy. You can see more information about grounds for possession in the revised Government guidance.

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