Key Takeaways:

• The Renters’ Rights Act Implementation plan has been released and will proceed in 3 phases.
• Phase 1 of the RRA implementation will focus on setting up the RRA enforcers and on the rollout of key tenancy changes, such as the end of fixed-term tenancies, Section 21, rent-hike rules, etc.
• Phase 2 of the RRA implementation will name the new Landlord Ombudsman and require PRS landlords to register on a national database.
• Phase 3 of the RRA implementation will introduce a strict property condition standard that initially covered social housing, but will now expand to PRS properties.
• Early preparation is the key to meeting the strict demands, significant changes, and new requirements of the Renters’ Rights Act 2025.

The Renters’ Rights Act Implementation

The implementation plan for the Renters’ Rights Act 2025 is out, and the government is preparing to enforce the changes it’ll bring to the Private Rented Sector (PRS).

As a property owner, it’s important to understand how this new law will be legally enforced so you can prepare your property to comply with the provisions. Although it mainly affects long-term rentals, shortlet and midlets should also see where they need to improve their properties to comply with the law. After all, you might end up turning your shortlet or midlet into a long-term rental. It will be easier for you to shift if you want to try a new letting strategy.

Fortunately for everyone in the PRS, most provisions in the RRA 2025 will not take effect immediately. The rollout will happen in 3 phases to give property owners enough time to adjust and ensure compliance.

Did you know:

As of 2020, 21% of rental properties in the PRS do not meet the Decent Homes Standards, and compliance would require landlords to invest financially to upgrade their properties. – Gov.uk

The 3 Phases of the Renters’ Rights Act Implementation

The RRA journey started on 27 October 2025 when it received Royal Assent. Since then, the waiting game for implementation has begun.

On 13 November 2025, the Ministry of Housing, Communities & Local Government released the 3-phase implementation plan for the Renters’ Rights Act 2025. Here’s the breakdown of the planned rollout in the coming months and years.

Phase 1 (December 2025 to August 2026)

The majority of the RRA’s implementation will actually start in May 2026. However, key roll-outs will happen earlier. Here are the important dates to remember.

• 27 December 2025: Local councils are given new investigatory powers, including the ability to conduct property inspections, request compliance documents, and access third-party data. This is in preparation for the enforcement power that will be given to them as the RRA is implemented. Leases that are more than 21 years will no longer qualify as an Assured Shorthold Tenancy (AST).
• January 2026: Release of the new tenancy agreement wording, so landlords and letting agents can update their systems and templates to ensure compliance by May 2026.
• March 2026: The government will release an information leaflet for landlords and letting agents to distribute to existing tenants.
• April 2026: The government is targeting the release of a communications campaign to educate everyone about the RRA and prepare them for the upcoming implementation.
• 1 May 2026: RRA provisions that will officially be implemented are:
  • End of the fixed-term tenancies (ASTs) and the adoption of the more flexible Assured Periodic Tenancies (APTs).
  • Abolition of Section 21 and the implementation of Section 8’s new possession grounds as a way to end a tenancy (unless under certain exemptions).
  • New rent hike rules (limit to once a year), ban on advance payments, rent bidding, and tenant discrimination (pets and families, etc).
• 1 June 2026: The deadline for handing out the government’s information sheet to existing tenants so they are aware of the provisions under RRA 2025. Student tenants should also receive a notice of intent (in case a landlord decides to rely on Ground 4A).
• 1 August 2026: The deadline for all possession claims under the old Section 21 and Section 8 notices (those served before May 1).

Phase 2 (Late 2026 to 2028)

Phase 2 rolls out infrastructure to make the RRS implementation more transparent and to push accountability across all parties involved. This will happen in 2 stages.

• Stage 1 (late 2026 to 2027): The Private Rented Sector (PRS) Database will be implemented and rolled out regionally. PRS landlords are mandated to register their contact details, property information (address, type, number of residents), and safety certificates (Gas, EPC, Electric). They should also pay the annual fee (price to be confirmed).
• Stage 2 (2028, expected): The PRS Landlord Ombudsman is implemented, with a scheme funded by landlords offering free redress to tenants. This will address tenant complaints and provide landlords with guidance on handling disputes and resolving issues without involving the court system. 

Phase 3 (2030 and beyond)

The third phase will focus on improving the physical standards of rental homes as the Decent Homes Standard is implemented. Among the significant rollouts expected by 2030 are as follows:

• Decent Homes Standard: This will be applied to the private rented sector after the Housing Health and Safety Rating System (HHSRS) is reviewed. This is set to introduce important property upgrades that all rental properties should have.
• Awaab’s Law requirements: This law is also expected to be extended to the PRS, which will set clear, practical timelines to ensure landlords can address the serious dangers posed by damp and mould.
• Minimum Energy Efficiency Standards (MEES) of EPC C: There’s a pending mandate requiring PRS properties in England and Wales to meet the minimum EPC of C. It has been moved to 2030, and it might be implemented by then.

The Decent Homes Standard (DHS) sets the minimum quality standards for properties. It ensures homes are free of health and safety hazards, in good state, equipped with modern facilities, and provide sufficient thermal comfort.

What Can London Landlords Do To Prepare Now?

Just because the major RRA implementation will roll out in May 2026, that doesn’t mean London landlords should relax. Getting an early start is the best way to address all the changes the RRA will bring to the private rented sector.

Here are some of the things that you can do now to prepare for the inevitable implementation of the Renters’ Rights Act 2025.

• Check all documents. This includes tenancy agreements, licenses, and certifications. Audit all documents to ensure compliance with the RRA.
• Plan a property upgrade. Check the property to ensure it meets the RRA’s standards. Plan when these upgrades can be implemented so funds can be prepared in advance.
• Prepare questions from tenants. Although the government is taking charge of communicating the changes to the tenants, it doesn’t hurt to start preparing for their questions. If you plan to change tenancy terms, you can start talking to them about it now.
• Get ready for the PRS Database registration. Get copies of your latest documents, or ensure they are up to date, by the time registration rolls in late 2026. This will help ensure the registration process runs smoothly and quickly.

FAQs About Renters’ Rights Act Implementation

How will the Renters’ Rights Act implementation affect London landlords?

This will mostly affect long-term rental properties. By May 2026, fixed terms and Section 21 will end. All existing ASTs must convert to APTs. London landlords are expected to be ready to implement all these by next year.

How should landlords prepare for Phase 1 of the RRA implementation?

Start by updating your tenancy agreements, organising your compliance records, and outlining a new workflow to manage your property. If possible, prepare your own material so you can inform your tenant about the RRA as early as possible.

When should I register my property in the new PRS database?

Registration will take place in late 2026. This means there’s still a lot of time to prepare for it. Be vigilant in monitoring the news to get the final registration dates.

It helps to work with a property management company like City Relay, which proactively monitors and keeps clients informed about new legal requirements, such as the RRA. They can help you stay compliant while you focus on the important parts of the rental business.

Get Ready and Stay Compliant

Although the implementation feels like months away, it’s still wise to start preparing early. This will help you stay on schedule and plan the expenses you may need to incur to remain compliant.

While all this might seem to put landlords at a disadvantage, it can actually provide clear guidance on how to properly manage a rental business. It prevents unfair practices and ensures equal rights for both parties.

While the RRA feels like an intimidating shift, City Relay is here to help you prepare for every stage. From compliance audits, property assessments, tenant management, and documentation updates, you will benefit from the expert property management service in London.

Find out how our Lettings team can guide you in complying with London’s volatile rental property market. Get a free rental estimate now.