The Act started life as the Renters (Reform) Bill in May 2023 and finally made it onto the statute books on 27^th October 2025. This is the biggest piece of legislation to affect the rental sector since the Housing Act 1988, and introduces many changes documented in 270 pages. We have been following the passage of the Act through Parliament, and this article summarises what we think every landlord should know about the Act. The commencement date for the Act is 1st May 2026.

1. Ban on rental bidding – Landlords can no longer invite or encourage any person to offer to pay an amount of rent that exceeds the stated rent or accept an offer to pay an amount of rent that exceeds the stated rent. Taking a higher rent for any reason, e.g. because the prospective tenant has a pet, or encouraging a bidding war will be against the law.
2. Rent in advance – Landlords can no longer invite or encourage a tenant to pay rent for more than one month. Apart from the initial rent (maximum one month), inviting or encouraging a tenant to pay rent in advance for e.g. 6 months in advance will be against the law.
3. Rent increases – Landlords must give 2 months’ notice of a rent increase and must follow the Section 13 process and can only increase it to the market rate. If a tenant believes the amount is excessive, they can appeal (at zero cost to the tenant) via the first-tier tribunal, a type of civil court, and if they do, the rent is frozen at the current level pending a decision.
4. No more minimum tenancy term – After the Commencement Date of the Act, there will be no minimum tenancy term or fixed term for new or existing assured tenancies. tenants will be able to serve two months’ notice to quit from day one of the tenancy.
5. No more fixed term tenancies – Tenants are no longer committed to fixed term tenancies or tenancies that have a fixed initial period. Tenants only need to give 2 months’ notice to end a tenancy, rather than being tied for a fixed term which was typically 6 months or more. The government says this will “end the injustice of tenants being trapped paying rent for substandard properties”.
6. A rent period can be for no more than a month – If a landlord issues a new tenancy agreement with longer rent periods, the longer rent period will be null and void. The rent periods for existing tenancies will stay as they are.
7. Pets – Tenants can request to keep a pet at the property during the tenancy and according to the wording of the Act, the circumstances in which it is reasonable for a landlord to refuse consent are:
   1. A pet being kept at the property would cause the landlord to be in breach of an agreement with a superior landlord;
   2. An agreement between the landlord and a superior landlord prohibits the keeping of a pet at the property without consent of the superior landlord, and the landlord has taken reasonable steps to obtain that consent, but the superior landlord has not given it.

The government guidance (not law) states that it would not be possible to legislate for every situation where a landlord would or would not be able to ‘reasonably’ refuse a pet – which suggests that beyond the above the landlord may have grounds to reasonably refuse a pet.

Landlords do not need to accept tenancy applications from applicants who have stated they want to keep a pet at the property during the tenancy.

8. Secondary legislation to follow – The Act provides the framework for secondary legislation to follow later, the most notable being:
   • Private rented sector database – Landlords will be required to provide and maintain an entry in the database e.g. details of the last gas safety check. Before a property can be marketed for let the landlord, and the property, must have a valid entry in the database – codes allowing prospective tenants access to the database must be shown on all adverts for the property. Planned from late 2026.
   • Decent Homes Standard – All properties will need to meet a decent homes standard. The Decent Homes Standard is a technical standard originally introduced for social housing in 2006 which aimed to provide a minimum standard of housing conditions for those housed in the public sector – i.e. in council housing or by housing associations. A new standard will be introduced for the private rented sector in either 2035 or 2037.
   • Minimum Energy Efficiency Standards (MEES) of EPC C. Hand in hand with the Decent Homes Standard the government has consulted on plans to require all domestic privately rented properties in England and Wales to meet Minimum Energy Efficiency Standards (MEES) of EPC C or equivalent by 2030 unless a valid exemption is in place. Further details will be set out in the government’s response to the consultation
   • Landlord redress scheme – Landlords will be required to join a redress scheme. Planned for 2028.
   • Awaab’s Law – Following the tragic death of 2-year-old Awaab Ishak due to prolonged exposure to mould in his social rented home, there was a campaign for ‘Awaab’s Law’ which was introduced for social housing through the Social Housing (Regulation) Act 2023. The Act will extend Awaab’s Law to privately rented homes. This will ensure tenants are empowered to challenge dangerous conditions and landlords must take swift action to make sure homes are safe. Landlords will be required to address hazards, such as damp and mould, within a specified time. If landlords do not comply, tenants will be able to bring enforcement action against them through the courts.  The government will consult on the details including implementation timescales, in due course.
9. Penalties for non-compliance – Local councils will have stronger investigatory powers under the Act with fines of up to £1,000 per offence and civil penalties up to £40,000 for illegal eviction. If a landlord breaks the law, tenants can apply for a Rent Repayment Order (RRO)  and under the Act, a landlord can be ordered to repay to the tenants up to 24 months’ rent.
10. Process, Process, Process! – Evidence Evidence, Evidence! – The Act ‘does what it says on the tin’ and gives greater rights to tenants and powers to local authorities. The Act effectively professionalises being a landlord. Landlords will need to have effective processes in place for example to manage repairs, deal with damp and mould or managing rent increases. With no processes in place these issues will end up in a court, a tribunal or ombudsman, and any judgements will be evidence based. Landlords who have robust processes in place and can evidence their actions will succeed – landlords who do not, will be face stiff penalties.

Why not sign up to one of our full management services ensuring your letting business will always be compliant – contact details here

Further Reading

Common Myths About The Renters’ Rights Act 2025 {Jungle Property Blog}

10 Things Landlords Must Do To Survive The Renters Rights Act 2025 {Jungle Property Blog}

Questions about the Renters Rights’ Act {Jungle Property Knowledgebase article}