Settling In - The Renters’ Rights Act 2025
12 Days since the introduction of Phase 1 of the Renters’ Rights Act 2025 and what have we learnt?
This is just the beginning of significant legislative change and Settling In to the new norm. A great deal of work has already been done by letting agents, landlords, stakeholders, legal firms, the Law Commission and MHCLG with more to come.
The Private Rented Sector has NOT collapsed as predicted by the national press. Yes landlords have exited the market, however, many millions remain.
Tenant service of notice and the tenant’s right to challenge a rent increase have been widely discussed since the Act was granted Royal Assent. On the 1st May 2026, we did not witness every single tenant in England serving notice on their landlord or challenging a rent increase via the First-tier Tribunal.
Phase 1 of the Renters’ Rights Act 2025 Changes Everything
With only one week to go before Phase 1 of the Renters’ Rights Act 2025 comes into play effect, the government has published the commencement order which brings into force certain provisions of the legislation. From 1st May 2026, the core reforms apply to the private rented sector:-
All tenancies under the Housing Act 1988 become assured periodic tenancies
Fixed-term ASTs are abolished
Section 21 (‘no-fault’) evictions are removed
For now these changes will not apply to social housing.
Alongside the structural tenancy changes, several important provisions take effect:
Transitional Rules — Where the Real Complexity Lies
The Regulations are not just about new law—they are about how old and new systems interact.
The Importance of 1st May 2026
When the Renters’ Rights Act received Royal Assent, the key point of discussion was when Secondary Legislation would be implemented - June 2026 was a clear favourite, however, civil servants opted for 1st May 2026. Whilst it is too late to change anything now, May is one of the shortest months in the calendar.
The Renters’ Rights Act has put in place some significant time frames for landlords and letting agents when Time will be of the Essence. The government will publish the Information Sheet and the Written Statement of Terms in March 2026 which landlords must not only familiarise themselves with, but also adhere to some strict time frames. From the 1st May 2026 landlords must serve the Information Sheet on all existing tenants and guarantors. The deadline to ensure they have complied is 31st May 2026, however, May is a very short month. There are 31 calendar days, 5 weekends totalling 10 weekend days.
BREAKING NEWS - IMPLEMENTATION DATES FOR RENTERS’ RIGHTS ACT 2025 ANNOUNCED
One of the most pressing questions since the Renters’ Rights Act 2025 received Royal Assent has been when will the legislation be implemented. Finally the government have announced that key elements of the ACT will be introduced as follows:-
New investigatory powers giving local councils a stronger ability to inspect properties, demand documents, and access third-party data to crack down on rogue landlords and enforce housing standards more effectively will come into effect on 27 December 2025.
Government guidance has been issued twice in a very short space of time and we should be mindful that local authorities will have the power to investigate whether a landlord or an agent letting out private rented housing has broken certain laws.