Part 4
Implementation and enforcement
4.1
The implementation timeline
The Renters' Rights Act 2025 is being rolled out through a phased approach. While the Act is now law, the major tenancy reforms will only come into force on a Commencement Date to be confirmed by the government, following a period of preparation.
4.1.1
Key dates
OCT '25
Royal Assent (Act becomes Law)
The Renters' Rights Bill officially became the Renters' Rights Act 2025. This marks the start of the transition period, but the majority of provisions are not yet in force.
DEC '25
Local Authority enforcement powers commence (Phase 1)
This is the first confirmed implementation date. Local Housing Authorities (LHAs) gain new, strengthened investigatory powers, including the ability to request information, seize documents, and enter business premises to check for breaches of housing laws.
The Act formally bans two key forms of systemic discrimination that have historically limited housing options for vulnerable groups:
4.1.2
Phased rollout of reforms
The most significant changes will be implemented in a single, two part phase, rather than a separate rollout for new and existing tenancies. This includes the abolition of Section 21 and the new tenancy structure.
4.1.2.1
Commencement date for new tenancies
The government has committed to giving the sector at least six months' notice between Royal Assent and the Commencement Date for the main changes. While the specific date is still unconfirmed, it is widely anticipated in early to mid-2026.
On this single, simultaneous date, the following changes will take effect for all new tenancies signed from that day forward:
Abolition of Section 21 - The 'no-fault' eviction process is banned for new tenancies.
New tenancy structure - All new tenancies will automatically be periodic Assured Tenancies in other words rolling contracts with no fixed end date. Assured Shorthold Tenancies (ASTs) cease to exist for new agreements.
Tenant notice - Tenants can end their tenancy at any time with two months' notice from day one.
4.1.2.2
Commencement date for existing tenancies
After the initial Commencement Date for new tenancies, there will be a further transitional period, likely at least 12 months, before the new system applies to existing tenancies.
On this later date, which will also be confirmed with notice:
Existing ASTs vonvert - All existing Assured Shorthold Tenancies will automatically convert to the new periodic Assured Tenancy model.
Section 21 ban fully implemented - The ban on Section 21 evictions applies to all remaining tenancies.
This phased approach is designed to avoid a confusing "two-tier" system while allowing time for the courts, landlords, and agents to prepare for the massive change. Landlords will have a limited window to use any valid Section 21 notices served before the relevant commencement dates.
4.2
Enforcement and financial penalties
The Renters' Rights Act significantly strengthens the enforcement regime in the private rented sector, giving Local Housing Authorities (LHAs) broader powers and increasing the financial penalties for non-compliance. The intent is to shift the balance of power and ensure rigorous standards are met.
4.2.1
Expanded enforcement powers for Local Authorities
Local Housing Authorities (LHAs) have been granted stronger tools to investigate and penalise non-compliant landlords and agents. These new powers officially came into force on 27 December 2025.
Increased investigatory powers - LHAs can now more easily request information from any "relevant person" (including past landlords or agents), seize documents, and enter business and residential premises under certain conditions to investigate suspected breaches of housing law.
Enforcement of new obligations - LHAs can issue civil penalties for new offences introduced by the Act, such as:
Failing to register on the new national Private Rented Sector (PRS) Database.
Attempting to set or advertise a tenancy for a fixed term after the Commencement Date.
Breaching the new prohibition on rental bidding (i.e. asking for bids above the advertised rent).
4.2.2
Significant civil financial penalties
The Act introduces higher maximum civil penalties that LHAs can impose without needing to take a landlord to court.
Penalty type
Maximum fine amount
Purpose or breach example
General breach (minor or initial)
Up to £7,000 per contravention
For breaches such as failing to provide a tenant with the written terms of the tenancy, or minor non-compliance with new rules.
Serious or repeated breach
Up to £40,000 per offence
For serious, persistent, or repeat non-compliance, which could lead to a Banning Order preventing a landlord from letting properties.
Decent Homes Standard or serious hazard
Up to £7,000 for initial failure to act
Failing to address a serious health and safety hazard (category 1 hazard) or non-compliance with the new Decent Homes Standard when it comes into force.
Illegal eviction
Up to £40,000
Councils are now empowered to issue civil penalties for unlawful evictions or harassment, a power previously largely reserved for the courts.
4.2.3
Key areas of financial risk
Failure to join the Ombudsman - The Act introduces a mandatory Private Rented Sector (PRS) Ombudsman for all private landlords. While the exact penalty for failing to join will be set out in secondary legislation, a breach of mandatory redress schemes is expected to carry a significant financial penalty, mirroring the fines for other compliance failures. The Ombudsman itself will have powers to compel landlords to pay compensation to tenants.
Misuse of possession grounds - Landlords who misuse the new Section 8 possession grounds (e.g. claiming to sell the property but then re-letting it immediately after regaining possession) can face substantial financial penalties and possible Rent Repayment Orders (RROs).
Decent Homes Standard (DHS) compliance - The DHS is being applied to the private rented sector for the first time. Non-compliance, particularly failing to remedy a serious hazard in line with the new Awaab's Law duties, will be met with penalties up to £7,000 for an initial failure to act, and potentially higher fines for continued or deliberate non-compliance.
4.2.4
The importance of compliance records
Given the expansion of powers and the increased financial risks, rigorous record-keeping is critical for landlords. Detailed records must be maintained for:
All property inspections and maintenance logs.
Tenant complaints and the prompt remedial action taken crucial for DHS and Awaab's Law.
All communications, including notices, safety certificates (e.g. Gas Safety, EICR), and 'How to Rent' guides.
Proof of registration on the new PRS Database.
Maintaining auditable records will be essential to defending against LHA action, demonstrating compliance, and avoiding the maximum penalties.
4.3
Action plan and checklist for small portfolio landlords
The recent UK rental reforms, including the Renters' Rights Act 2025, represent a significant shift in the private rented sector. The abolition of Section 21 'no-fault' evictions, the conversion of Assured Shorthold Tenancies (ASTs) to periodic tenancies, and the introduction of the Decent Homes Standard require a proactive response from all landlords.
This concise, step-by-step summary and checklist will help you prepare for compliance.
4.3.1
Step by step landlord action plan and checklist
This plan focuses on core legislative changes to ensure you are ready for the new framework, particularly the abolition of Section 21 and the Decent Homes Standard.
4.3.1.1
Review and update tenancy documentation
Review existing ASTs - Assess all current Assured Shorthold Tenancies (ASTs). Know that on the Act's commencement date, existing fixed-term ASTs will convert into Assured Periodic Tenancies (APTs) upon renewal or at the end of the fixed term. New tenancies granted after this date must be APTs.
Update tenancy agreement clauses - Draft a new standard tenancy agreement template for all future lets that reflects:
The periodic nature of the tenancy.
The new, updated Section 8 grounds for possession (e.g. landlord/family member moving in, selling the property, anti-social behaviour, rent arrears).
Right to Request a Pet clause: Outline the process for a tenant to request a pet, noting that you cannot unreasonably refuse, and you can require the tenant to purchase pet insurance to cover potential damage.
Calculate increased notice periods - Familiarise yourself with the new statutory notice periods, especially those relating to the updated Section 8 grounds. For example, the mandatory threshold for eviction due to rent arrears is likely to be increased, requiring more notice (e.g. three months' arrears and a four week notice period).
Essential documents - Ensure you have served all required documents for current tenancies, as non-compliance could still invalidate any existing Section 21 notices and is a prerequisite for a Section 8 notice:
Valid Gas Safety Certificate.
Electrical Installation Condition Report (EICR).
Energy Performance Certificate (EPC).
How to Rent guide.
Deposit protected and Prescribed Information served.
4.3.1.2
Prepare for the Decent Homes Standard (DHS)
The Decent Homes Standard (DHS) will be legally extended to the private rented sector, focusing on safety, repair, facilities, and thermal comfort.
Conduct a property health check - Inspect all your properties to identify potential issues against the DHS criteria:
Safety - Are they free from Category 1 Hazards (e.g. damp, excess cold, fire risks, electrical faults) under the Housing Health and Safety Rating System (HHSRS)?
State of Repair - Are key components (roof, walls, windows, heating) in a reasonable state of repair?
Modern Facilities - Are the kitchen and bathroom facilities up to a modern, adequate standard?
Thermal Comfort - Do the properties have adequate heating and insulation?
Budget for compliance work - Earmark funds and schedule necessary upgrades (e.g. installing better insulation, fixing damp issues, or replacing an old boiler) to achieve compliance well before the enforcement date.
4.3.1.3
Enhance documentation and record keeping
With the end of 'no-fault' evictions, your ability to secure possession under the new Section 8 grounds will rely entirely on impeccable evidence and record keeping.
Digitise Records - Create a central, accessible system for all documentation. Ready to try August?
Record Everything - Maintain detailed logs of:
All maintenance and repair requests, including the date requested, action taken, and date completed.
All communications with tenants including all emails, texts and communications.
Rent ledgers showing payment dates and any arrears.
Evidence of anti-social behaviour (ASB) if applicable (e.g. neighbour statements, police reports).
4.3.1.4
Schedule Database and Ombudsman Registration
Landlord Database - Prepare to register all your tenancies on the new Private Rented Sector Database. Registration will be a prerequisite for legally serving a notice to seek possession under the new Section 8 grounds.
Ombudsman Scheme - Familiarise yourself with the upcoming Private Rented Sector Ombudsman. All landlords will be required to join this scheme, which will provide mandatory, binding dispute resolution. Understand the process and ensure your record-keeping supports your position in the event of a dispute.
