Key Changes & Timelines Update
The UK Government has now published its official roadmap for reforming the private rented sector under the Renters’ Rights Act 2025, and it’s essential reading for landlords, investors, and agents alike.
While headlines have focused on changes like the abolition of Section 21 and pet-friendly reforms, the reality is this: for most landlords, it’s business as usual.
To help you navigate the new legislation, here’s a clear breakdown of the three-phase implementation plan, what’s changing, and what you need to know to stay compliant – and confident – in your investments.
Phase 1: Tenancy Reform – Effective from 1st May 2026
This is the biggest change, with a number of key reforms impacting tenancy structures, possession rules, and rental practices:
- All tenancies will become periodic (rolling contracts) with no fixed end dates.
- Section 21 ‘no fault’ evictions will be abolished.
- Landlords will use Section 8 notices for repossession – for example, if selling the property, moving in themselves, or due to tenant breaches.
- Tenants must give two months’ notice to leave, aligned with their rent cycle.
- Rent increases are limited to once per year, using a formal Section 13 process.
- Rent can’t be accepted above the marketed rate, nor can more than one month’s rent be taken in advance.
- Tenants can request pets, and landlords cannot refuse unreasonably (requests must be responded to within 28 days).
- No blanket advertising exclusions for families with children or tenants on benefits – though landlords retain the right to choose the final tenant.
Phase 2: Coming Late 2026
More structural changes are expected in late 2026, focusing on regulation and oversight:
- A new Private Rented Database will be introduced – most likely rolled out on a regional basis.
- Launch of a Private Rented Sector Ombudsman, with landlord membership likely to become mandatory by 2028.
Phase 3: Timing Still TBC
Longer-term reforms are also on the horizon, including:
- A mandatory Decent Homes Standard, expected by 2035–2037.
- A consultation on incorporating Awaab’s Law – focused on landlord responsibilities around damp and mould hazards.
- A move toward minimum EPC rating C for privately rented homes by 2030, unless valid exemptions apply.
Final Thoughts for Landlords
These reforms represent a shift in how the private rental sector is regulated, but they’re not something to panic about. In fact, much of this legislation is about raising standards and transparency, which benefits both tenants and responsible landlords in the long term.
At Frater Property Partners, we continue to focus on high-quality, low-maintenance new build homes that already meet – and often exceed – many of the upcoming compliance requirements.
No mould. No structural risks. No drama.
If you’re holding older, high-maintenance stock or want to futureproof your portfolio against regulatory changes, this could be the perfect time to upgrade to newer, more hands-off assets in prime rental locations. These properties are likely to be the future for private landlords and protect your investment in the long term.
We’ll continue to share updates, timelines, and support you with the transition as more details become available.
Need guidance or want to review your current portfolio strategy?
Let’s chat — Contact the Frater team today. https://fraterpropertypartners.com/contact/
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