Big Changes Ahead: 

What the Renters’ Rights Act 2025 Means for Landlords & Tenants

Yesterday I had the pleasure of attending the East Midlands 2025 Housing Conference at the East Midlands Conference Centre — and what a timely event it was. With landlords, agents and housing professionals all gathering in one room, the message was clear: the private rented sector (PRS) is about to experience its most significant overhaul in decades. The speakers were outstanding, the attendance excellent, and the buzz in the room made it obvious that everyone is getting ready for change.

What’s coming: The “Roadmap” to reform

 

The government has now published the official implementation roadmap for the Renters’ Rights Act. You can read it here:

Implementing the Renters’ Rights Act 2025: Our roadmap for reforming the Private Rented Sector 

 

Key take-aways include:

• January 2026 we should be informed of what all tenancies need to include to be compliant.
• Phase 1 begins 1 May 2026: all new and existing private tenancies in England will convert to the new regime, including the abolition of “no fault” evictions via Housing Act 1988 Section 21. 
• Fixed-term assured shorthold tenancies (ASTs) will be replaced by assured periodic tenancies. 
• New rules on rent increases (limited to once a year via statutory notice), a ban on rental bidding and restricted advance rent payments, and protections against discrimination of tenants with children or on benefits. 
• Further phases will bring in a landlord/tenant database, a Private Rented Sector ombudsman, and a strengthened “Decent Homes Standard” for the PRS. 

 Why it matters for you

 

Whether you’re a landlord, letting agent, or tenant, (or like me, involved with supported accommodation and property management work too) this reform is not just incremental — it’s transformational.

 

For landlords & agents:

• The traditional structure of fixed-term ASTs and the easy “no fault” eviction route is ending. Prepare now to revisit your tenancy agreements, tenant-onboarding processes and exit-strategies.
• You’ll need to ensure rent review mechanisms comply, you have valid grounds for possession under the new Section 8 (or equivalent) regime, and that you’re ready for increased scrutiny and compliance burden.
• At the conference yesterday there was strong discussion around training for staff, updating templates, and auditing properties now so that come May 2026 you’re not scrambling.
• If you manage supported accommodation or vulnerable tenants, also note that other regulatory frameworks (such as the forthcoming “Decent Homes Standard”) will demand even more robust arrangements. More about that later.

 

For tenants:

• A massive step toward greater security of tenure and fairness. The abolition of Section 21 means rented homes will feel more stable.
• New protections around rent bidding, advance payments, and discrimination mean a fairer playing-field.
• But do note: the reforms are being phased in. So some existing situations may still operate under the “old” rules until full rollout. The roadmap helps clarify when what kicks in.
• Beware, it’s not all good news for tenants, those who fall into arrears or get involved in anti social behaviour, will no longer have a place to hide. There will no longer be the option to hide behind a no fault section 21 notice, leaving the next landlord blissfully unaware of any wrongdoing. From now on, tenants who fall into this category may well find themselves struggling to find a new landlord to take them on.
• Rents may well increase as those landlords left in the market will have the upper hand.

Highlights from the Conference

 

At the East Midlands venue I heard several standout sessions:

• A powerful keynote from David Smith (Spector, Constant & Williams) who walked attendees through how the Act will affect common scenarios like tenancy renewals, exit strategy, and compliance checks. 
• A panel on energy efficiency (linked to MEES regulations) and how that number one compliance issue dovetails with the upcoming reforms.
• Networking breaks were incredibly well-attended — a testament to how seriously the sector is taking this. Many agents and landlords were sharing war-stories, swapping strategies, and discussing “what we need to do now so we’re ready”.
• My takeaway: there’s no longer the luxury of “we’ll think about it later”. The message was: Act now, audit your portfolio, train your team, review your paperwork.

What you should be doing now

1. Audit your tenancy documents – Ensure your standard contracts, renewal letters, possession grounds language are updated or flagged for review.
2. Staff training – Agents, property managers and support-team staff need to understand the new rights and processes (both for landlords and tenants).
3. Property compliance check – Make sure your properties meet current standards (maintenance, safety, energy) and anticipate the upcoming “Decent Homes Standard”.
4. Communication plan – If you manage properties, many tenants will have questions about what this means for them. Early communication builds trust.
5. Strategic planning – With change comes opportunity (and risk). Consider how your business model may need to adapt: tenant retention, longer-term lets, property standards investment.

 Final thought

 

Yesterday’s conference was a reminder that we’re standing on the brink of a new era in the private rented sector. The Renters’ Rights Act isn’t just another legislative update — it’s a structural shift in how renting works in England. Whether you’re a landlord, an agent, or tenant-champion, the time to prepare is now.

At Norman Galloway, we’re not worried, we see change as an opportunity to do things better. We already manage our tenancies, and properties in line with a number of the ‘new’ changes and have done since year dot. Which hasn’t affected our ability to find and manage good tenants. There will however be some additions that we will need to incorporate under the new law.

I recall the introduction of Selective Licensing in Nottingham and how landlords and agents were up in arms. I spoke at several landlord consultation events on the very subject and saw our own and our landlords' businesses thrive during this period. The overarching message here was, those who got on board, upped their game and grasped the opportunity to improve their offering, and grow their business. Yes, there were some casualties, which was inevitable, however we successfully guided and supported many landlords through this minefield and continue to support them to this day. I am confident that the same will be said for the RRA.

 

Let’s use the next six months wisely. Because come 1 May 2026, things WILL look different.