The Renters’ Right Act 2025 has introduced one of the most substantial overhauls to the private rental sector in decades. Following Royal Assent in October 2025, the Act aims to provide a fairer, more transparent private rental sector in England, and has now moved from proposal to law. In doing so, this has marked a major shift in rights, responsibilities and potential areas of legal disputes for both landlords and tenants.
In this article Francesca Harris, Solicitor in our Litigation and Dispute Resolution team, reviews the next steps for landlords and tenants, explaining the implementation, enforcement and dispute risk of the new legislation.
How will the Renters’ Rights Act 2025 be implemented?
The Act will not be introduced all at once. Instead, the Government has confirmed a phased approach, allowing landlords, tenants, letting agents and local authorities time to prepare for the new regime.
This staged implementation is intended to support compliance, but it is also likely to create a period of uncertainty where disputes are more common as the sector adjusts.
Phase 1 – From 1st May 2026
From 1st May 2026, the first phase of the Act will come into force. This phase introduces the new tenancy framework and makes many of the headline reforms enforceable.
You can read a full list of the changes in our previous article “Renters’ Rights Bill 2025: Key Changes Landlords should be aware of”. Here, we explain what this phase means in practice:
- Landlords will be operating under new statutory requirements that are enforceable by both tenants and local authorities.
- Tenants will have expanded rights which they may seek to rely on earlier and more robustly than before.
- Local authorities will have enhanced enforcement powers, including the ability to impose civil penalties for breaches of the Act.
For serious or repeated non-compliance, the maximum financial penalty has increased to £40,000, significantly raising the stakes for landlords who fail to adapt their practices in time.
Although the Act primarily governs landlord and tenant relationships, this phase also marks a clear shift towards regulatory oversight, rather than reliance on Court proceedings alone.
The Government has not yet confirmed final implementation dates for Awaab’s Law or the Decent Homes Standard within the private rented sector. Current indications suggest these measures may be introduced in the mid-2030s, but landlords should expect further consultation and preparatory requirements in advance.
Phase 2 – From late 2026 onwards
Later phases of the Act are expected to reshape how the private rented sector is regulated and how disputes are resolved.
Private Rented Sector Database
A mandatory Private Rented Sector Database is expected to be introduced, containing information about landlords and privately rented properties.
The database is intended to:
- improve transparency for tenants to help them make informed housing decisions,
- support local authorities with enforcement activity, and
- help landlords better understand and meet their legal obligations.
Once operational, failure to register or provide accurate information is likely to become an additional compliance risk.
Private Rented Sector Landlord Ombudsman
A new Private Rented Sector Landlord Ombudsman will also be established as an independent dispute resolution body.
The Ombudsman is expected to offer:
- a free and impartial complaints process,
- binding decisions, and
- an alternative to formal Court proceedings.
Although these bodies are not yet in force, they are expected to play a central role in resolving disputes once the initial tenancy reforms are embedded.
Where disputes are most likely to arise
As the Act is implemented, disputes are most likely to arise where the new framework requires judgment, interpretation or procedural compliance.
Common areas of dispute are expected to include:
- rent increases and challenges to market value
- requests to keep pets and the reasonableness of refusals
- compliance with tenancy documentation requirements
- allegations of discrimination
- possession proceedings under the revised framework
- enforcement action taken by local authorities
During transitional periods, uncertainty around rights and responsibilities often leads to disagreement. Early legal advice can help prevent escalation and protect both parties’ positions.
How we can help
Legal advice for landlords
With increased oversight and higher financial penalties, landlords must ensure their practices align with the new legal framework. Our Dispute Resolution team can assist with:
- managing disputes arising from rent increases
- responding lawfully to tenant requests, including pets
- handling possession proceedings
- defending enforcement action by local authorities
- addressing allegations of discriminatory practices
We can help you protect your property interests while adjusting to a more regulated and accountable rental sector.
Legal advice for tenants
Tenants will benefit from enhanced statutory protections, but enforcing those rights may still require legal support. We can assist with:
- challenging unreasonable refusals or decisions
- responding to unlawful rent increases or practices
- resolving disputes over tenancy terms or documentation
- addressing discrimination concerns
- advice on notices and possession proceedings
Our focus is on ensuring you understand your rights and are supported in enforcing them effectively.
Contact our Property Dispute Resolution Solicitors for tailored advice
The Renters’ Rights Act 2025 marks a decisive shift in the private rented sector. With major changes taking effect from May 2026 and further reforms to follow, both landlords and tenants must be prepared for a new era of regulation, enforcement and accountability.
Whether you are a landlord seeking to adapt your practices and minimise legal risk, or a tenant wishing to protect and assert your rights, our experienced Dispute Resolution team in Andover, Romsey, Salisbury, Totton or Witney is here to help. Contact us today by completing the Contact Form or calling your local office:
- Dispute Resolution Solicitors Andover: 01264 400500
- Dispute Resolution Solicitors Romsey (Incorporating Kirklands): 01794 513466
- Dispute Resolution Solicitors Salisbury: 01722 412000
- Dispute Resolution Solicitors Totton (Incorporating Kirklands): 023 8066 3313
- Dispute Resolution Solicitors Witney: 01993 670944
This is for information purposes only and is no substitute for and should not be interpreted as legal advice. All content was correct at the time of publishing, and we cannot be held responsible for any changes that may invalidate this article.