Renters’ Rights Act Timetable: The Landlord Roadmap from Phase 1 to 2035

The Renters’ Rights Act is no longer something waiting in the wings. Phase 1 is now in force, and landlords across England are already operating under a very different tenancy system.

The headline changes may be familiar: Section 21 has gone, assured periodic tenancies have replaced most fixed-term tenancies, and the rules around rent increases, advance rent, pets and rental advertising have changed.

However, Phase 1 is only the beginning.

Further reforms will be introduced over the coming years, including the new Private Rented Sector Database, mandatory membership of a Landlord Ombudsman, Awaab’s Law and the Decent Homes Standard.

For landlords, the key is not simply knowing what has changed. It is knowing what is coming next, when it is expected and what should be prepared in advance.

At Ashmore Residential, our view is straightforward: landlords who plan ahead will be in a much stronger position than those who wait for each new deadline to arrive.

The Renters’ Rights Act timetable at a glance

Here are the principal dates landlords need to know:

• 27 October 2025: The Renters’ Rights Act received Royal Assent.
• 27 December 2025: New council investigatory and enforcement powers came into force.
• 1 May 2026: Phase 1 tenancy reforms began.
• 31 May 2026: Deadline for providing the government Information Sheet to relevant existing tenants.
• From late 2026: Regional rollout of the PRS Database is due to begin.
• During 2027: The tenancy reforms are expected to extend to most social housing assured tenancies.
• During 2028: Mandatory landlord membership of the new PRS Landlord Ombudsman is expected.
• 1 October 2030: A separate but closely related energy-efficiency deadline is due to apply to privately rented homes.
• During 2035: The new Decent Homes Standard will apply to the private rented sector.
• Date to be confirmed: Awaab’s Law will be extended to privately rented homes.

Some dates remain subject to regulations, consultation and further government announcements, so landlords should treat the timetable as an active compliance programme rather than a one-off change.

Phase 1: The new tenancy system is already live

Phase 1 came into force on 1 May 2026 and applies to most private rented properties in England.

This was the most immediate and wide-ranging stage of the Renters’ Rights Act.

Section 21 has been abolished

Landlords can no longer serve a new Section 21 “no-fault” notice.

Where possession is required, landlords must use the revised Section 8 process and establish a valid ground for possession. These grounds include circumstances such as serious rent arrears, antisocial behaviour, selling the property or needing it for the landlord or a close family member.

The possession process is now far more dependent on:

• Using the correct ground
• Serving the correct notice
• Giving the correct notice period
• Maintaining accurate tenancy records
• Providing evidence to support the ground being used

The days of treating possession paperwork as a last-minute administrative exercise are over. A clean tenancy file now forms an essential part of protecting a landlord’s position.

Assured periodic tenancies have replaced most ASTs

Most existing assured shorthold tenancies became assured periodic tenancies when Phase 1 began.

New assured tenancies are also periodic and cannot have a fixed contractual end date. They continue until the tenant ends the tenancy or the landlord obtains possession using an appropriate legal ground.

Tenants can generally end an assured periodic tenancy by giving two months’ notice.

For landlords, this means portfolio planning needs to begin much earlier. Anyone intending to sell, move back into a property or carry out major works should understand the relevant possession ground and notice period before making firm plans.

Rent increases are more structured

Landlords can generally increase the rent only once within a 12-month period.

The increase must be made through the statutory Section 13 procedure using the prescribed form, with at least two months’ notice. Tenants can challenge an increase they believe is above the open-market rent.

A professional rent-review process should now include:

• Recent comparable properties
• Evidence of local rental values
• The correct prescribed notice
• Accurate dates
• A clear record of communication with the tenant

This is not simply about compliance. A properly evidenced rent review is also far less likely to result in misunderstanding or dispute.

Rental bidding has been banned

A property must be marketed with a clear asking rent.

Landlords and letting agents cannot encourage applicants to offer more than the advertised figure, and they cannot accept an offer above it.

The safest approach is to set the rent correctly from the outset and select tenants based on suitability, affordability and referencing—not on who offers the highest figure.

Advance-rent rules have changed

Landlords and agents cannot request, encourage or accept rent before the tenancy agreement has been signed.

Once signed, the initial advance payment is normally limited to one month’s rent, or up to 28 days where the rental period is shorter than a month.

This means that advertising wording, offer letters, payment requests and tenancy procedures all need to be aligned with the new system.

For a more detailed explanation, landlords can also read our guide to rent payments under the Renters’ Rights Act.

Tenants can request permission to keep a pet

Landlords must consider written pet requests and cannot refuse them without a valid reason.

An initial response is normally required within 28 days. The decision should be based on the individual pet, tenant and property—not on a blanket “no pets” policy.

A written process is important because it allows the landlord to demonstrate that the request was considered properly and within the required timeframe.

Further practical guidance is available in our article on pet requests under the Renters’ Rights Act.

Rental discrimination is prohibited

Landlords and agents cannot disadvantage an applicant simply because they:

• Receive benefits
• Have children

This covers more than the final decision. It can include withholding details, refusing a viewing, discouraging an application or using advertising language that excludes particular applicants.

Affordability and referencing checks can still be carried out, but they should be fair, consistent and based on the individual application.

Has your Phase 1 paperwork been completed?

For most existing written tenancies, landlords were required to provide every named tenant with the government’s Renters’ Rights Act Information Sheet by 31 May 2026.

Where a tenancy was entirely verbal, the landlord was required to provide written information covering the main tenancy terms.

Failure to provide the Information Sheet can result in a financial penalty of up to £7,000. Landlords who cannot show that the document was served should treat this as an urgent compliance matter and retain evidence of delivery.

Phase 2: The PRS Database begins from late 2026

The next major stage is expected to begin from late 2026, with the regional rollout of the new Private Rented Sector Database.

Registration will be mandatory for private landlords, and an annual fee will be payable. The amount of that fee has not yet been confirmed.

The database is expected to hold key information about each landlord and rental property, including:

• Landlord contact details
• Details of joint landlords
• The property address and type
• Number of bedrooms and occupants
• Whether the property is occupied or furnished
• Gas-safety information
• Electrical-safety information
• Energy Performance Certificate details

The rollout will begin regionally rather than switching on nationally in a single day. Public access and wider data-sharing functions are expected to follow after landlord registration has launched.

How landlords should prepare for the PRS Database

Do not wait for registration to open before organising your records.

Each property file should already contain:

• Current gas-safety certificate
• Electrical Installation Condition Report
• Valid EPC
• Deposit-protection evidence
• Licensing details where applicable
• Landlord and ownership information
• Current tenancy information
• Inspection and maintenance records
• Details of any joint owners

The database will make it easier for local authorities to identify gaps, compare information and target enforcement. Accurate records will therefore be essential—not optional.

Phase 2 continues: The PRS Landlord Ombudsman

The government also intends to create a new Ombudsman specifically for the private rented sector.

The service will provide tenants with an independent route for escalating complaints when an issue has not been resolved directly with their landlord.

The Ombudsman may be able to:

• Investigate complaints
• Require corrective action
• Require an apology or explanation
• Direct a landlord to stop a particular practice
• Award compensation
• Provide landlords with complaint-handling guidance and training

Membership will be mandatory for most private landlords, whether they use a managing agent or manage the property themselves.

The Ombudsman is due to follow the database rollout, with compulsory landlord membership currently expected during 2028. The charging structure has not yet been confirmed.

What landlords should do before 2028

A clear complaint procedure will become increasingly important.

Landlords should be able to show:

• When a complaint was received
• Who acknowledged it
• What investigation took place
• What action was agreed
• Whether deadlines were met
• What final response was given

Good complaint handling is not about automatically agreeing with every tenant. It is about showing that concerns were taken seriously, investigated fairly and answered properly.

Phase 3: Higher property standards

Phase 3 is focused on the physical condition, safety and quality of privately rented homes.

It contains two major areas: Awaab’s Law and the Decent Homes Standard.

Awaab’s Law in the private rented sector

Awaab’s Law will introduce legally enforceable timeframes for landlords to investigate and deal with serious hazards.

Its extension to private renting is expected to cover issues such as:

• Dangerous damp and mould
• Serious heating failures
• Electrical hazards
• Structural risks
• Other conditions presenting a serious danger to health or safety

The government has not yet confirmed the detailed rules or implementation date for private landlords. These will be settled following consultation.

That does not mean landlords should wait.

Inspection procedures, repair reporting, contractor response times and follow-up checks should already be reviewed. When a serious hazard is reported, the key question will not simply be whether it was eventually fixed, but whether the landlord responded within the required legal timeframe.

The Decent Homes Standard: 2035

The new Decent Homes Standard has now been confirmed for both the social and private rented sectors from 2035.

Under the new standard, rented homes will need to:

• Be free from the most dangerous Category 1 hazards
• Be in a reasonable state of repair
• Provide suitable core facilities and services
• Provide reasonable thermal comfort
• Be free from unresolved damp and mould

The long lead-in period should not be treated as permission to leave works until the last minute.

Landlords with older properties or larger portfolios should begin assessing major building components, heating, insulation, damp, ventilation, windows and general condition well in advance. Local authorities will be responsible for enforcing the standard in the private rented sector.

A related deadline: Energy efficiency by October 2030

Although it sits under separate energy-efficiency legislation rather than the main Renters’ Rights Act phases, it forms part of the same wider move towards higher property standards.

The government has confirmed that domestic private rented properties will need to achieve the equivalent of EPC C by 1 October 2030, unless a valid exemption applies.

The new system will use reformed EPC metrics and will include a proposed investment cap of £10,000 per property before a landlord may be able to register an exemption.

Landlords planning refurbishment, heating replacement, new windows or insulation work should consider energy efficiency at the same time. Completing works in stages is normally more manageable than facing several major upgrades close to the deadline.

What should landlords be doing now?

The smart approach is to separate the reforms into manageable projects.

Deal with Phase 1 immediately

Check that:

• Your tenancy paperwork reflects assured periodic tenancies
• You are no longer using Section 21
• Rent increases follow the correct statutory process
• Your adverts do not encourage rental bidding
• Advance-rent procedures are compliant
• Pet requests are recorded and answered on time
• The Information Sheet was served where required

Prepare your database file

Create one digital compliance folder for every property and make sure certificates, ownership details and tenancy records are current.

Review complaints and maintenance

Introduce clear reporting, acknowledgement, investigation and escalation procedures ahead of the Ombudsman and Awaab’s Law.

Plan capital works

Review each property against likely future energy-efficiency and Decent Homes requirements. Prioritise safety, damp, heating, ventilation and major components.

Keep watching the timetable

The remaining phases will depend on secondary legislation and further announcements. Processes should be reviewed whenever new guidance is published.

Why professional property management matters

The Renters’ Rights Act has turned residential letting into an increasingly process-driven and evidence-driven business.

A missed deadline, an outdated document or an incorrectly handled notice can quickly become expensive.

At Ashmore Residential, we help landlords stay ahead by:

• Keeping tenancy documentation up to date
• Managing notices and rent reviews correctly
• Maintaining clear compliance records
• Handling tenant requests and complaints
• Coordinating inspections, repairs and contractors
• Preparing property files for future registration
• Monitoring legislative changes and new deadlines

Whether you own one rental property or a larger portfolio, professional management gives you structure, continuity and a clear record of what has been done.

Need help preparing for the next phase?

Phase 1 is already here, and Phase 2 is approaching.

If you are unsure whether your tenancy paperwork, rent procedures, property records or management processes meet the new requirements, speak with Ashmore Residential.

Call us on 020 8366 9777, email info@ashmoreresidential.com, visit our Landlord Services page or contact the team.

We will help you identify any gaps, organise your compliance and prepare your properties for the next stage of the Renters’ Rights Act.

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Frequently asked questions

Is Phase 1 of the Renters’ Rights Act already in force?

Yes. Phase 1 came into force on 1 May 2026 and introduced the new tenancy system, including the abolition of Section 21 and the move to assured periodic tenancies.

When will landlords have to join the PRS Database?

The regional rollout is due to begin from late 2026. Registration will be mandatory, but exact regional dates and the annual fee are still to be announced.

When will the Landlord Ombudsman become compulsory?

Mandatory membership is currently expected during 2028, after the service has been established and scaled up.

When will Awaab’s Law apply to private landlords?

The government has committed to extending Awaab’s Law to privately rented homes, but the implementation date and detailed response times remain subject to consultation.

When does the Decent Homes Standard apply to private landlords?

The new Decent Homes Standard will apply to the private rented sector from 2035.

What should landlords prioritise now?

Landlords should confirm Phase 1 compliance, organise documents for the PRS Database, strengthen complaint and repair procedures, and begin planning future property and energy-efficiency improvements.