Landlords

A Note On The Renters’ Rights Act 2025

The rental market is changing. The first phase of the Renters’ Rights Act 2025 came into force on 1 May 2026, bringing significant changes to the private rented sector in England. A new national landlord database is now set to follow.

For landlords, it means keeping up to date, staying organised and making sure properties, paperwork and tenancies are being handled properly.

Some of the main changes already in place include:

• The end of Section 21 and a move to rolling tenancies — landlords now need a valid legal ground to regain possession under the new tenancy system.
• A formal process for rent increases — increases generally require a Section 13 notice, at least two months’ notice and cannot happen more than once a year.
• Restrictions on rental bidding and advance rent — landlords and agents cannot accept offers above the advertised rent. Rent cannot be requested before the agreement is signed, and advance rent is generally limited to one month between signing and the tenancy starting.
• Stronger rights for tenants — including the right to request a pet, which landlords cannot unreasonably refuse.
• Different notice periods for possession — the period depends on the legal ground used. Selling or moving into the property generally requires four months’ notice, with protection for tenants during the first 12 months.
• Updated paperwork requirements — the deadline for giving existing tenants the government’s Information Sheet, or required written information for wholly verbal tenancies, was 31 May 2026.

You can find further details in the government’s guidance for private landlords.

The next change to prepare for is the Register your rental property service, a national database requiring landlords of assured or regulated tenancies to register themselves and their properties, subject to exemptions.

The rollout begins in the West Midlands on 15 December 2026, with a registration deadline of 14 March 2027. Other regions follow during 2027. Your deadline depends on where your rental property is located.

The key points are:

• Registration costs £65 per property annually, with yearly renewal.
• Landlords have a three-month registration window when the requirement reaches their region.
• Existing lets and properties becoming let during the rollout are covered. Empty properties being marketed do not initially need registration.
• Landlords must start and finish registration themselves, although agents will be able to supply certain information on their behalf.

The government’s registration guidance explains the rollout and requirements.

Failure to register could result in penalties of up to £7,000, rising to up to £40,000 for serious or repeated breaches, with criminal prosecution also possible. See the government’s explanation of database enforcement.

Registration is not open yet, but we’ll keep our managed landlords updated and let you know when their registration window begins. Once registered, please send us your landlord and property registration details so we can update our records.

To learn more about the wider reforms, read our blog: The Renters’ Rights Act: What It Means for Landlords and Tenants in 2026.

If you have any questions about your rental property, please get in touch.