Government releases Renters’ Rights Act guide

The government has released the official Renters’ Rights Act guide.

The government say the Act will benefit landlords and tenants and reform the private rented sector.

However, as of November 2025, a number of the measures in the Act have not come into force. The government will publish a separate timeline outlining plans for implementation.

Overview of the guide

In an overview of the guide, the government say the Renters’ Rights Act will:

Abolish section 21 evictions and move to a simpler tenancy structure where all assured tenancies are periodic – providing more security for tenants and empowering them to challenge poor practice and unfair rent increases without fear of eviction. We will implement this new system in one stage, giving all tenants security immediately.

Ensure possession grounds are fair to both parties, giving tenants more security, while ensuring landlords can recover their property when reasonable. The Act introduces new safeguards for tenants, giving them more time to find a home if landlords evict to move in or sell, and ensuring unscrupulous landlords cannot misuse grounds.

Provide stronger protections against backdoor eviction by ensuring tenants are able to appeal excessive above-market rents which are purely designed to force them out. As now, landlords will still be able to increase rents to market price for their properties and an independent tribunal will make a judgement on this, if needed.

Introduce a new Private Rented Sector Landlord Ombudsman that will provide quick, fair, impartial and binding resolution for tenants’ complaints about their landlord. This will bring tenant-landlord complaint resolution in line with established redress practices for tenants in social housing and consumers of property agent services.

Create a Private Rented Sector Database to help landlords understand their legal obligations and demonstrate compliance (giving good landlords confidence in their position), alongside providing better information to tenants to make informed decisions when entering into a tenancy agreement. It will also support local councils – helping them target enforcement activity where it is needed most. Landlords will need to be registered on the database in order to use certain possession grounds.

Give tenants strengthened rights to request a pet in the property, which the landlord must consider and cannot unreasonably refuse.

Apply the Decent Homes Standard to the private rented sector to give renters safer, better value homes and remove the blight of poor-quality homes in local communities.

Apply ‘Awaab’s Law’ to the sector, setting clear legal expectations about the timeframes within which landlords in the private rented sector must take action to make homes safe where they contain serious hazards.

Make it illegal for landlords and agents to discriminate against prospective tenants in receipt of benefits or with children – helping to ensure everyone is treated fairly when looking for a place to live.

End the practice of rental bidding by prohibiting landlords and agents from asking for or accepting offers above the advertised rent. Landlords and agents will be required to publish an asking rent for their property and it will be illegal to accept offers made above this rate.

Strengthen local authority enforcement by expanding civil penalties, introducing a package of investigatory powers and bringing in a new requirement for local authorities to report on enforcement activity.

Strengthen rent repayment orders by extending them to superior landlords, doubling the maximum penalty and ensuring repeat offenders have to repay the maximum amount.

We will introduce the new tenancy system in one stage

In a Q&A section, in the guide, the government says: “We will introduce the new tenancy system for the private rented sector in one stage. On this date, the new tenancy system will apply to all private tenancies – existing tenancies will convert to the new system, and any new tenancies signed on or after this date will also be governed by the new rules.

“A one-stage implementation will prevent a confusing 2-tier system, and give all tenants security immediately. We will provide the sector with sufficient notice of the system taking effect, and work closely with all parties to ensure a smooth transition.”

The government also say landlords will be required to pay to register on the database. However, they will work to ensure that the fee is proportionate and good value.

The government says: “We are still determining the exact information which will be available to the public and this will be set out in regulations.  We are planning for this to include information related to property standards.

“We are committed to carefully balancing landlords’ privacy concerns with private tenants’ need to make informed decisions about their housing options when designing a new system. Tenants will be able to access necessary information in relation to their landlord and details of the property, but we do not envisage that all data will be publicly accessible.”

The full guide can be found by clicking here

What responsible landlords should know

The Renters’ Rights Act represents a major reset for the private rented sector. While the government’s guide confirms that many provisions will be phased in, it is clear that preparation and record-keeping will be the defining qualities of a compliant landlord. Those who approach this period calmly, with organised documentation and clear tenant communication, will find the transition manageable and commercially protective.

What this means for you

Database registration: Landlords will eventually need to register on the new Private Rented Sector Database to use certain possession grounds. Early collation of accurate ownership, safety, and compliance records will be vital.

Tenancy reform: When the one-stage implementation takes effect, all existing and new tenancies will convert to the new system. Landlords should anticipate the abolition of section 21 and ensure their processes align with periodic tenancies.

Increased accountability: Stronger redress mechanisms and the Ombudsman scheme will make transparent record-keeping and responsive maintenance essential to maintaining reputation and avoiding disputes.

Practical steps (do now)

Review current tenancy agreements and ensure all essential clauses comply with anticipated periodic terms.

Update property safety, EPC, and maintenance certificates so they are ready for database registration.

Keep rent reviews and communications fully documented in anticipation of potential tribunal scrutiny.

Check insurance policies for any reference to tenancy types or possession routes and discuss updates with your broker.

Begin compiling a portfolio summary, including proof of ownership, EPCs, gas and electrical safety certificates, deposit protection details, and repair history.

Good practice that reduces stress

Landlords who maintain clear paper trails, respond promptly to tenants, and document their compliance will be well placed to demonstrate professionalism. This approach not only reduces regulatory risk but also reassures future lenders and buyers that their portfolio is well managed.