Renters’ Rights Act 2025 Training

Introduction and why reform was introduced

• The Act was described as the biggest change to private rented sector legislation in nearly 20 years.
• It aims to improve tenant security, fairness, housing standards and clarity for landlords and agents.
• Problems identified included Section 21, affordability pressures, rent increases, illegal eviction, discrimination, rental bidding and excessive rent in advance.
• RBG said councils now have stronger roles in advising, investigating, supporting compliance and enforcing where necessary.

Corrected implementation timeline

• 27 Dec 2025: new local authority enforcement and investigatory powers began.
• Jan-Apr 2026: government wording, information sheets and tenant guidance were published or confirmed.
• 1 May 2026: main reforms took effect, including Section 21 abolition and conversion to assured periodic tenancies.
• 31 May 2026: deadline to provide existing tenants with the Information Sheet, or written terms where the tenancy was entirely verbal.
• 31 July 2026: final deadline to start court proceedings using a valid pre-1 May 2026 Section 21 notice, unless the notice expires earlier.
• Late 2026 onward: PRS landlord database expected to begin phased rollout.
• 2028: mandatory PRS Landlord Ombudsman sign-up expected later in the rollout.
• 2030: minimum energy-efficiency standard expected to move toward EPC C / equivalent where reasonably achievable.

Main tenancy changes from 1 May 2026

• Section 21 no-fault evictions are abolished for private rented properties from 1 May 2026.
• Most existing assured shorthold tenancies automatically become assured periodic tenancies.
• Tenancies run on a rolling basis, such as monthly or weekly, rather than having a fixed end date.
• Tenants can generally remain unless they give notice or the landlord obtains possession using a valid ground.
• The webinar said tenants can give two months’ notice to leave.

Existing tenancy agreements and written information

• Existing adequate written tenancy agreements do not automatically need to be reissued.
• The landlord must provide the official Renters’ Rights Act Information Sheet 2026 by 31 May 2026.
• If the tenancy was entirely verbal, or there was no written record of terms, the landlord must provide written tenancy information by 31 May 2026.
• For new tenancies from 1 May 2026, written tenancy information must be provided before the tenancy is agreed or signed.
• Written information should include landlord contact details, rent terms, property details and statutory disclosures.
• Failure to provide required written information can lead to penalties of up to £7,000.

Rent, pets, discrimination, bidding and deposits

• Rent increases are generally limited to once every 12 months using the correct statutory process.
• Tenants can challenge rent increases at the First-tier Tribunal if they believe the rent is above market level.
• The webinar indicated that rent cannot be increased in the first 12 months of a new tenancy.
• Landlords cannot unreasonably refuse a tenant’s request to keep a pet and should respond within the required timeframe.
• Landlords and agents must not discriminate against families with children or people receiving benefits.
• Landlords and agents must not encourage or solicit offers above the advertised rent.
• Landlords must not request more than one month’s rent in advance.
• Deposit protection rules continue to apply.

PRS Landlord Ombudsman and PRS landlord database

• All landlords in England are expected to be required to join a PRS Landlord Ombudsman scheme, including those who use managing agents.
• The ombudsman may be able to require apologies, information, remedial action or compensation.
• The ombudsman is not expected immediately; the PRS landlord database is likely to come first.
• A national PRS database is expected from late 2026 with phased regional rollout.
• Landlords will need to register themselves, property details and compliance information.
• The database is a central government scheme, not administered by Royal Borough of Greenwich.

Landlord, agent and council responsibility

• The landlord remains ultimately responsible unless the management contract clearly transfers the relevant duty.
• Landlords should ask agents whether they have sent the Information Sheet and updated tenancy paperwork.
• Landlords should confirm whether agents understand rent increase, pet request, advertising and possession rules.
• Council investigating officers are independent and are not simply on the tenant’s side.
• Landlord representations form part of the council assessment, so engagement is important.

Category 1 hazards and serious conditions

• A Category 1 hazard is a serious housing hazard assessed under the Housing Health and Safety Rating System.
• Hazards are assessed by seriousness and likelihood of harm.
• Examples included collapsing roofs, severely damaged stairs, severe damp and mould, extreme cold or heat, asbestos, lead, faulty wiring, inadequate fire safety, severe pest infestations, unsafe water supply and malfunctioning sewage systems.
• Financial penalties for Category 1 hazards were expected from spring/summer 2026 according to the webinar timeline.

Possession principle and rent arrears

• Landlords can still regain possession, but must rely on clear legal grounds.
• There are still mandatory and discretionary grounds.
• Mandatory grounds are stronger where the legal test is met; discretionary grounds depend on the judge’s assessment.
• The webinar said the mandatory rent arrears threshold has increased from two months to three months, or 13 weeks if rent is weekly.
• The notice period discussed for rent arrears was four weeks.
• Universal Credit processing delays may affect the arrears ground, but if the tenant receives UC and chooses not to pay rent, possession for arrears can still be pursued.

Other possession grounds

• Sale or landlord move-in: cannot be used within the first 12 months of a new tenancy; four months’ notice is required.
• After using the sale/move-in ground, the landlord cannot simply re-let for 12 months; misuse may be an offence.
• If a genuine sale falls through after possession, RBG did not give a final answer and said it would clarify through an FAQ.
• Mortgage lender repossession, student lettings, tenant death/succession, employment-tied accommodation, supported accommodation, serious ASB/criminal behaviour and no right to rent were also discussed.
• No right to rent: possession may be possible where the tenant has no legal right to rent in the UK, with two weeks’ notice discussed.

Possession for enforcement, homelessness and HMO issues

• Possession may be possible where HMO occupancy needs to be reduced or a room is too small for lawful occupation.
• It may also apply where welfare facilities do not meet standards or a licence is issued for fewer occupants than currently occupy the property.
• A prohibition or enforcement notice may require a room or property to be vacated.
• The presenter said this enforcement possession area is still somewhat grey and may depend on the type of enforcement action.
• Temporary or homelessness accommodation may have a possession route if the tenant was told upfront that this was the basis of the accommodation.

What can prevent possession succeeding

• Not registering on the landlord database when required.
• Not providing written tenancy information.
• Issuing a fixed-term contract after that is no longer permitted.
• Disregarding duties to tenants.
• Misrepresenting the reason for possession.
• Committing an offence under housing legislation or the Renters’ Rights Act.
• Ongoing serious hazards, especially Category 1 hazards requiring council action.

Greenwich enforcement powers, breaches and offences

• The council can request information from landlords, issue notices and investigate alleged breaches.
• RBG said it has a legal duty to investigate alleged offences under the Act.
• Examples included failure to provide information, obstruction, illegal eviction, harassment, unsafe housing, unlicensed properties, rent increase breaches, discrimination, rental bidding breaches, advert breaches, safety documentation failures, banning order breaches and false or misleading information.
• Civil breaches are assessed on the balance of probabilities; criminal offences must meet the criminal standard of proof.

Penalties and Rent Repayment Orders

• Civil breaches of the Act can lead to penalties of up to £7,000.
• Criminal housing offences can lead to penalties of up to £40,000.
• Aggravating factors include being a portfolio landlord, serious property conditions, tenant harm/risk, repeated non-compliance and deliberate breaches.
• Mitigating factors include trying to comply, fixing issues quickly, admitting fault, cooperating, financial circumstances and early payment where a discount applies.
• Rent Repayment Orders may apply to new and existing offences, superior landlords, company directors and rent-to-rent arrangements.
• The maximum RRO claim period increases from 12 months to 24 months.
• Tenants usually bring applications themselves to the First-tier Tribunal, and support organisations may assist.

Greenwich enforcement stance and reporting

• RBG said it recognises the Act is new, complex and potentially worrying for landlords.
• The stated approach is education-first where appropriate and support for compliant landlords.
• RBG may encourage correction of minor or inadvertent breaches rather than immediate penalties during implementation.
• RBG will take robust action against rogue landlords, serious hazards, illegal housing, repeat offenders and deliberate breaches.
• RBG said it will review and republish its enforcement policy and that legal action carries appeal rights, often to the First-tier Tribunal.
• Councils will have an ongoing duty to report enforcement activity and financial penalties to government for accountability and comparison.

Future property standards: EPC, Awaab’s Law and Decent Homes

• The webinar said the minimum energy efficiency standard is expected to move from EPC E to EPC C by 2030 for properties that can reasonably achieve it.
• Exemptions are expected where a property cannot reasonably meet the standard.
• Moving from EPC E to EPC C may require retrofit works such as insulation or other energy-efficiency improvements.
• Awaab’s Law is expected to extend to private landlords and introduce specified timescales for serious hazards, especially damp and mould. Timing should be checked against official guidance.
• The Decent Homes Standard is expected to come to the private rented sector later and may require ongoing renewal of facilities such as kitchens and bathrooms.

Damp, mould, repairs and tenant access

• RBG said damp and mould often involves both property infrastructure/condition and tenant behaviour.
• The council may provide more information on causes, solutions and specialist advice.
• If a tenant obstructs repairs or refuses access, RBG said it will take that into account.
• The council expects tenants to provide reasonable engagement, and officers may help negotiate access.
• Landlords should keep emails, texts, letters, contractor bookings, missed appointments, photographs, repair logs and notes of refusals.

Early intervention and preventing eviction

• Triggers for early action include rent arrears, tenancy breaches, disengagement from support, homelessness risk, repair disputes and tenant financial difficulty.
• Suggested approaches include speaking early, repayment plans, mediation, budgeting support, tenancy sustainment support, sharing warning signs with consent and maintaining communication with housing teams.
• RBG said early contact can reduce escalation to court and help sustain tenancies while protecting landlords from avoidable rent loss where possible.
• RBG described the goal as preventing homelessness while supporting landlords within the law.

Selective licensing, PRS registration and local schemes

• Selective licensing and the new PRS landlord registration/database are separate systems.
• RBG committed to setting out its position in an FAQ.
• Greenwich currently has a selective licensing scheme covering parts of certain wards.
• If the council introduces or changes a selective licensing scheme, it must consult landlords and residents.
• Operating without a required licence may be a breach or offence, including relevant HMO and selective licensing duties.

Other Q&A clarifications and unresolved issues

• Council tenants are generally under secure tenancy legislation; the Act mainly targets the private rented sector, although some standards provisions may later affect social landlords.
• Lodgers living in the landlord’s own home are not generally covered in the same way as private tenants.
• Block management or freeholder repair issues were raised; RBG said guidance would be needed where the landlord cannot directly control the building fabric.
• If a Section 21 notice was lawfully served before the new regime, it remains in play provided possession action is started within the transitional period; the corrected deadline is 31 July 2026 unless the notice expires earlier.
• RBG acknowledged mortgage-payment risk where tenants do not pay rent but said the Act does not provide a specific solution to that commercial risk.
• RBG said it was not aware of a Greenwich landlord group but could explore signposting if one exists.
• RBG confirmed interest in working with landlords to rehouse residents and said it would confirm whether the H-track scheme was still running.

Practical landlord action checklist

• Check whether every tenancy has an adequate written agreement.
• Provide the Information Sheet by 31 May 2026 or written terms if the tenancy is verbal.
• Keep proof of documents served.
• Stop using Section 21 from 1 May 2026 and check any transitional Section 21 deadlines.
• Ask managing agents in writing what they have done to comply.
• Review rent increases, rent in advance, rental bidding, advertising, discrimination and pet request processes.
• Use valid possession grounds only and keep evidence for arrears, sale intention, ASB, enforcement requirements and other grounds.
• Fix hazards quickly, keep repair records, document access refusals and plan for EPC C / equivalent by 2030.
• Check HMO, additional and selective licensing duties.
• Prepare for the PRS landlord database and PRS Landlord Ombudsman.

RBG promised follow-up

• RBG said it would circulate slides and provide the recording.
• RBG said it would go through chat questions after the session and answer outstanding questions where possible.
• RBG said it would publish or provide FAQs on unresolved issues.
• RBG said it would share contact details for relevant council services and the new Renters’ Rights Act team.
• RBG said it would provide a “things to do now” briefing and arrange future landlord engagement where possible.