The clock is ticking. The Renters' Rights Act 2025 comes into force on 1 May 2026, and it changes almost every aspect of how you let residential property in England. If you have not started preparing, now is the time. Here are the five most important things every landlord must do before the new law takes effect.
1. Review Your Tenancy Agreement
Your current tenancy agreement is almost certainly based on the assured shorthold tenancy (AST) model that has been standard for decades. It probably references Section 21 notices, fixed-term periods, and break clauses. Under the RRA, all of these provisions are either abolished or rendered meaningless. Fixed terms will automatically convert to periodic tenancies, so your agreement will still function, but it will contain clauses that no longer apply and may be missing provisions that the new law requires. Having a proper RRA-compliant periodic tenancy agreement gives you much better protection. It references the correct legislation, sets out the periodic tenancy terms clearly, covers the new pet consent process, reflects your updated obligations as a landlord, and removes references to abolished provisions. Whether you have existing tenants or are preparing for new ones, updating your agreement should be your first step.
2. Understand the New Possession Grounds
Section 21 is gone. You can no longer end a tenancy without giving a reason. Instead, you will need to use Section 8 of the Housing Act 1988, which requires you to prove specific grounds for possession. The most important grounds to know are Ground 1 (you or a family member wants to move into the property as a principal home), Ground 1A (you intend to sell the property — this is a new ground introduced by the RRA), Ground 6 (you intend to demolish or substantially redevelop the property), Ground 8 (the tenant has at least three months' rent arrears), and Ground 14 (the tenant or a visitor has engaged in anti-social behaviour). Each ground has its own notice period and requirements, and most grounds cannot be used during the first 12 months of a tenancy. Understanding these grounds now, before you need them, is essential.
3. Check Your Compliance Documents
All of the existing compliance requirements remain in force under the RRA, and enforcement is expected to become stricter. Make sure you have a valid Gas Safety Certificate (renewed annually), an Electrical Installation Condition Report or EICR (valid for five years), an Energy Performance Certificate with a rating of E or above, deposit protection in a government-approved scheme with the prescribed information served on the tenant, and a copy of the current How to Rent guide provided to the tenant. If any of these documents are missing, expired, or out of date, sort them out now. Under the new enforcement regime, local authorities will have greater powers to issue fines and penalties.
4. Prepare for the Pet Consent Process
Under the RRA, tenants have the right to request permission to keep a pet. You must respond in writing within 28 days. You cannot unreasonably refuse, and you must give reasons if you do refuse. If you fail to respond within 28 days, consent is treated as given by default. The best approach is to have a pet consent form ready in advance. This should cover the type and number of animals permitted, any conditions (such as keeping the pet off certain areas or cleaning up after them), and a requirement for the tenant to take out pet damage insurance. Being prepared means you can respond quickly and professionally rather than scrambling when the first request comes in.
5. Register on the PRS Database When It Launches
The Renters' Rights Act creates a new Private Rented Sector database. Every landlord who lets residential property in England will be required to register themselves and their properties on this database. The database is not yet operational, but the government has confirmed it will launch in connection with the Act coming into force. Registration is expected to be straightforward, but failure to register will carry penalties. Keep an eye on government announcements and industry news so you can register as soon as the database opens. Do not wait to be chased.
Final Thoughts
The Renters' Rights Act is a major change, but it is not something to fear if you are prepared. The landlords who will struggle are the ones who ignore the changes until it is too late. By reviewing your tenancy agreement, understanding the new possession grounds, checking your compliance documents, preparing for pet requests, and being ready to register on the PRS database, you will be in a strong position when the new law takes effect. Being prepared is the best defence.
Get your complete RRA-compliant document pack at LandlordCheck — all 14 documents, pre-filled with your details, for £29.99.