07/11/2025
Written by Aman Guru and Emma Woodhouse
On Monday 27 October 2025, the Renters’ Rights Bill received Royal Assent, marking a momentous moment in the housing sector.
Although many of the provisions of the Renters’ Rights Act 2025 (‘’the Act’’) are yet to come into force, the Act will make substantial reforms to the rental market, including changes to Assured Shorthold Tenancies (“AST”) and s21 “no-fault” evictions. In accordance with the Act’s name, the reforms largely improve the security and rights of tenants. Conversely, this will also have a significant impact on landlords across the sector.
Whilst not all commencement dates have been specifically announced so far, there has been speculation and commentary as to when the main provisions of the Act will come into force. There has however been a commencement date announced with regards to some parts of the Act, as outlined below.
Within the next month, we anticipate that the Government will outline plans and timescales as to how these key reforms will be implemented. We will continue to update readers as and when these updates are announced.
Commencement on 27 December 2025
The first provisions of the Act are set to come into force two months after Royal Assent, on 27 December 2025.
One of these provisions will provide Local Authorities with greater powers to investigate breaches of legislation, including the power to enter premises, regardless of whether they have a warrant, if there is a suspected breach of the terms of the Act. The provisions provide Local Authorities with an increase in the number of civil penalties which can be levied on landlords too. Local Authorities will be required to account to the Secretary of State on the exercise of their functions, which provides balance to the otherwise imposing provisions. Only time will tell how Local Authorities will be manage this enforcement role in future, as a time when budgets are tight.
Commencement Date for other provisions for the Act
Whilst the exact commencement date of the further provisions of the Act is unknown, it is anticipated that this will be in or around April to June 2026. The commencement date will bring significant changes to the housing sector and those working within the sector need to be prepared and ready for the provisions. The delay on immediate commencement has been put in place for just this reason. In particular, landlord will to consider consequences of the replacement of Assured Shorthold Tenancies with Assured Periodic Tenancies and the abolition of s21 “no-fault” evictions.
It is also anticipated that that implementation of most of the key provisions in the Act to apply to the private rented sector first. This is pursuant to the Governments approach in their guide to the Renters’ Rights Bill.
There will be a period of time between the implementation of the Act in the private rented sector to the social housing sector. This is because the Regulator of Social Housing will require time to consult on the new tenancy standard. At the time of writing, no further update had been provided by Government or the Regulator on this.
How to Prepare
Our recommendation is for professionals within the social housing sector to use this time to continue to review their tenancy agreements, policies and procedures to ensure they are prepared for the commencement of the Act.
We recommend that professionals begin preparing now, despite the additional time anticipated. This will ensure that those within the social landlords will have their procedures and systems ready for a more seamless transition once the Act is commenced in the social housing sector, at some point in the future
Bevan Brittan’s Housing Management team can support social landlords in their preparations for the Act. Should you require further advice and guidance at this time, please do not hesitate contact Aman Guru or Sarah Orchard.
