We Can Do the Whole Journey | Howard Lord Talks to Insider
News
Our founder, Howard Lord, recently spoke to Insider Media about the journey behind CERT Property,
Breaking Down the Renters’ Rights Act 2025
The Renters’ Rights Act 2025 is set to reshape the rental landscape in England, introducing a new standard for how landlords and agents operate. Designed to improve accountability and raise protections for tenants, the legislation marks a significant shift for the sector.
As the Act is introduced in phases, it brings a series of changes that will impact how properties are managed day to day. For operators, this means adapting to a more structured regulatory environment, while ensuring residents feel supported, informed and secure throughout their tenancy.
Since coming into effect on 27th October 2025, the legislation has aimed to create a fairer and more transparent rental market, addressing long-standing challenges around enforcement, standards and tenant security.
Why has it been introduced?
This reform is considered the most substantial change to private renting since the Landlord and Tenant Act 1985 and the introduction of Assured Shorthold Tenancies under the Housing Act 1988.
In recent years, rental standards and tenant security have come under increased scrutiny, with growing calls for stronger oversight across the sector. The Renters’ Rights Act seeks to raise property standards, strengthen tenant security, improve enforcement powers and increase accountability across the sector.
Ultimately, the aim is to create a more balanced and professional rental market that works for both tenants and responsible landlords.
Phased Implementation Timeline
On 27 December 2025, enhanced local authority enforcement powers came into force, with the wider reforms continuing to be introduced gradually over the coming years.
From May 2026, the first phase is expected to begin. This will include the removal of Section 21 and the transition away from fixed-term Assured Shorthold Tenancies. Later in 2026, landlords will be required to register themselves and provide property compliance details via the Private Rented Sector (PRS) Database, which will be introduced regionally.
In 2027, further reforms are expected to extend into the social rented sector, while the full implementation of the Decent Homes Standard in the private sector, alongside the extension of Awaab’s Law is anticipated by 2035.
While exact timelines may continue to shift slightly, the direction of travel is clear; higher standards, stronger enforcement and greater transparency across the rental sector.
Key Legislative Changes
Removal of Fixed-Term Tenancies
Fixed-term Assured Shorthold Tenancies will transition to Assured Periodic Tenancies. Tenants will no longer be tied into fixed-term commitments and will instead be able to give two months’ notice in line with their rent due date.
Landlords who attempt to impose prohibited fixed terms risk civil penalties of up to £7,000, reinforcing the seriousness of compliance.
Abolition of Section 21 (‘No-Fault’ Evictions)
Section 21 notices will be abolished, removing the ability for landlords to evict tenants without providing a reason. Going forward, possession will need to be sought under Section 8 grounds, such as rent arrears, property damage or anti-social behaviour, with all cases requiring court oversight.
The intention is to strengthen tenant security while allowing landlords to regain possession when there are legitimate grounds to do so.
New Rules on Rent Increases
Rent increases must now follow a formal Section 13 notice process and can only be issued once per year. Any increase must reflect market rates, and tenants retain the right to challenge proposed increases via the First-tier Tribunal if they believe them to be unfair or improperly applied.
Pets and Anti-Discrimination Measures
Tenants now have the right to request a pet, and landlords may only refuse with reasonable justification. Blanket bans on tenants receiving benefits or with children have also been prohibited, reinforcing fairness and inclusivity across the sector.
Increased Civil Penalties
Maximum civil penalties have risen from £30,000 to £40,000 for serious breaches, including illegal evictions, failure to comply with regulatory standards or failing to register on the PRS database.
The government’s position is clear: landlords operating within the private rented sector are expected to meet professional regulatory standards.
Awaab’s Law and Property Standards
Awaab’s Law will introduce strict legal timeframes for addressing health hazards such as damp and mould. The reforms also reinforce the requirement for properties to be fit for human habitation, properly maintained and compliant with minimum safety standards.
Rent Repayment Orders will increase from 12 to 24 months in certain cases, strengthening enforcement where landlords fail to meet their responsibilities.
Why Landlords Need Professional Management
With increased regulation, enforcement powers and documentation requirements, professional management is more critical than ever.
An experienced managing agent supports landlords by ensuring compliance with evolving legislation, coordinating maintenance and inspections, and maintaining clear documentation where required. This includes overseeing tenant referencing, managing compliance requirements, registering properties on the PRS database and keeping accurate records.
In a rapidly changing regulatory landscape, proactive management to safeguard both asset performance and the tenant experience is paramount. At CERT, we understand that legislative changes, such as the Renters’ Rights Act, can be complex. Our team is ready to provide the guidance and support you need to understand these updates.
If you require assistance in navigating the Renters’ Rights Act or wish to learn more about our property management services, please contact us at [email protected].
