ROYAL ASSENT, IMPLEMENTATION TIMESCALES AND THE WAY AHEAD
Representing the most significant overhaul of the private rented sector in decades, The Renters’ Rights Act 2026 achieved Royal Assent on 27 October 2025. The timeline for implementation was published on 13 November, confirming that tenure reform will be introduced on 1 May 2026.
Key Features Of The Renters’ Rights Act (2025)
- Abolition of Section 21 “no-fault” evictions
Landlords will now have to rely on expanded Section 8 grounds to evict tenants. Both mandatory and discretionary grounds have been updated. - No more Fixed Term Assured Tenancies (ASTs)
All tenancies will become Assured Periodic Tenancies (APTs).No Fixed Term – tenancies will operate on a rolling, month-to-month basis. Tenants can give 2 months’ Notice to Quit in writing at any time (in line with their rent payment date). - Rent increases via Section 13 Notice (Form 4)
Significant changes to standard rent increase procedure, no rent review clauses in contracts. A unified rent increase mechanism – Section 13 Notice (Form 4) will be the only way to increase rent, and landlords can only increase rents once a year. 2 months’ notice is required to be given to the tenant who can appeal the rent increase by going to the First Tier Tribunal (FTT). Rent increases must reflect market led rent levels. - Applying the Decent Homes Standard to the Private Rented Sector (PRS)
The Renters’ Rights Act will apply the Decent Homes Standard to all properties in the PRS to improve the quality of housing stock in the UK by 2036. Previously this standard applied only to Social Housing stock.Tenants will be able to challenge poor housing and compliance rules tighten for landlords and letting agents.Non-compliance will be a criminal offence, with fines and banning orders resulting in severe cases. - AWAAB’S Law
After the death of a child in a rented property in 2020, AWAAB’s Law imposed strict timelines on landlords to investigate and fix damp and mould hazards. Until now this Law has only applied to Social Housing, but it is now being extended to the PRS. - Renting with pets
Animal-loving tenants will have stronger rights to request pets. Landlords must not deny a ‘reasonable’ pet request from their tenants. All pet requests must be considered fairly, on a case-by-case basis and refusals must be based on reasonable grounds (including Lease restrictions from a Superior Landlord, unsuitable property, health concerns, lack of vaccinations/pet infestations, anti-social behaviour). - Rental discrimination
Rules around rental discrimination are being tightened to protect families with children and renters on benefits. - Ban on rental bidding
The Renters’ Rights Act 2025 bans rental bidding wars and prohibits landlords and letting agents from requesting, encouraging, or accepting any rent offers above the advertised rent level. - Ban on rent in advance requests
Advanced rent payments are banned under the Renters’ Rights Act 2025. - The Private Rented Sector (PRS) Ombudsman
Landlords will be required to register themselves with the PRS Ombudsman Scheme to help resolve disputes between landlords and tenants impartially. Failure to register will result in civil penalties for landlords and letting agents. - The Private Rented Sector (PRS) Database
This property portal is designed to improve transparency and standards across the PRS. All landlords must register and list their properties on the database which will be a public register detailing compliance with legislation and the requirements of the UK rental market. Failure to register will result in civil penalties for landlords and letting agents. - Local Housing Authorities/Councils strengthened powers
Have strengthened powers to enforce the Renters’ Rights Act 2025 and wider housing legislation. - Strengthened Rent repayment order
A Rent Repayment Order is a legal mechanism that enables tenants to recover rent that has been paid when a landlord has committed certain offences. These offences can include failing to comply with housing regulations or operating without the necessary licence.
STUDENT ACCOMMODATION AND THE RENTERS’ RIGHTS ACT 2025 – AN OVERVIEW
Houses of Multiple Occupation (HMOs)
On 1st May 2026 all student tenancies, generally fixed-term assured tenancies (ASTs), will overnight be replaced by the new assured periodic tenancy (APTs) regime. The fixed term within those contracts will cease to exist and rent payment periods in excess of 4 weeks’ rent will be unenforceable. However, landlords can seek repossession of their property by using a new ground for possession 4a, to maintain the lettings cycle of student shared housing in line with the academic year. Under ground 4a landlords can give tenants 4 months’ notice to leave, and this is enforceable through the courts.
Smaller off-street student housing
The new ground 4a for possession is restricted to off-street HMO student housing. After 1st May 2026 tenants in this type of student accommodation can remain as long as they wish until they give 2 months’ notice to leave.
During the Act’s passage several attempts were made to extend ground 4a to ALL properties occupied by students, but the Government firmly rejected that approach. Consequently, the market may see Landlords of smaller off-street student housing leaving the market altogether (selling up) or letting to non-students and thereby reducing the pool of this type of housing available to students.
Purpose Built Student Accommodation (PBSA)
Private PBSA providers signed up to the government-approved codes of practice (The ANUK/Unipol Code) are removed from the effects of the Renters’ Rights Act 2025. Private PBSA providers will become ‘specified institutions’ (as most educational institutions already are) and their tenancies will be common law tenancies – allowing fixed tenancies and rent in advance payments to continue.
PBSA existing contracts (2025/26) will go through a ‘transitional period’ because only tenancies granted after ‘specified status’ has been granted (so, after 1st May 2026) will be common law tenancies. Therefore, current 2025/26 student tenancies will become assured tenancies (periodic). PBSA providers will be able to terminate these APTs under an amended form of the new possession ground 4a for non-PBSA lettings to accommodate the student lettings cycle for the 2026/27 incoming students.
PRIMO student lets are all PBSA developments
IMPLEMENTATION
Preliminary phase – 27th December 2025
New investigatory powers for local housing authorities. Allowing authorities to request information, seize documents and enter business premises under certain circumstances when investigating whether a private landlord or letting agent has broken certain laws.
Phase 1 – taking effect 1 May 2026 – focuses solely on tenancy reform, including:
- ASTs become APTs – assured periodic tenancies (no fixed term)
- Limits on rent in advance
- Ban on rental bidding
- Specific rules on rent increases – once per year via Section 13 notice
- Strengthened anti-discrimination measures
- New rights to request a pet
Phase 2 – late 2026
- Landlord Ombudsman
- New PRS database
Phase 3 – currently expected no earlier than 2035
- The Decent Homes Standard and Awaab’s Law
PRIMO – YOUR COMPLIANCE PARTNER
Primo Residential – Mitigating Risk – Providing Peace Of Mind
Our technology partners at GOODLORD are prepared for the challenges of the Renters’ Rights Act, adapting and introducing new products to mitigate risks and ensure compliance:
- New contracts reflecting the change from Assured Periodic Tenancies (ASTs) to Assured Periodic Tenancies (APTs)
Automated updates ensuring compliance from day one
- New simplified tenant payment flow
GOODLORD’s tenant payment flow securely and compliantly collects rent and deposits with automated reminders and timely payments
- Simplified Section 13 Notices
Under the Renters’ Rights Act (RRA) rent can only be raised once a year using a Section 13 Notice. GOODLORD supports the process to ensure compliance with the RRA -
- GOODLORD Guarantor (new product)
Providing landlords with peace of mind GOODLORD act as Guarantor for tenants without a suitable guarantor, covering unpaid rent for 12 months and helping agents let properties faster and more securely
- Rent Protection and Legal Insurance
With the abolition of Section 21 and longer evictions, landlords face higher risks. GOODLORD Rent Protection and Legal Insurance covers up to £100,000 in rent and legal costs until vacant possession, now including Section 13 Notices and the first month’s rent
Primo – Adapting To The New Regime
Adapting to the new regime is made easy for PRIMO. Our technological infrastructure provides full compliance and peace of mind for landlords. We use leading lettings and property management technology – ALTO CRM, GOODLORD and FIXFLO automated repair reporting software. This ensures our processes are streamlined, efficient and provide automation where required (e.g. Section 13 Notices) and also full evidence and audit trails when necessary.
Useful Links:
Guide to the Renters’ Rights Act – GOV.UK
Renters’ Rights Act 2025 – How will students’ tenancies change and when?
WEEKEND READING: The Renters’ Rights Act: How will students’ tenancies change and when? – HEPI
Landlords
- Are you ready for the new regime?
- Are you currently managing your own properties but thinking of using a letting agent due to increased legal complexity?
- Do you want peace of mind?
We Can Help
Contact us now to discuss our services and how we can assist you in navigating the challenges of the Renters’ Rights Bill.
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