The Renters’ Rights Act is here! But nothing changes immediately... We are super on top of it 🦸♂️
#CAVENDISHEXPERTS! The logical choice for Lettings, Sales and Property Management in Nottingham | Cavendish Residential | One Fletcher Gate NG1 1QS | 0115 941 0656 | www.cavendishproperty.co.uk
🏡 The Renters’ Rights Act was given Royal Assent two days ago (on 27th October 2025) — what Landlords need to know (and how we’ll keep you protected).
The long-awaited Renters’ Rights Act is now law, but nothing changes immediately 👩⚖️
It’s the biggest shake-up of the PRS in decades — and while nothing changes immediately, now is the time to get prepared.
Before we get started, here's our prediction on important dates and timings regarding possible next steps with the Act:
📅 27 December 2025
Local councils gain new investigatory and enforcement powers, including:
Compelling information from landlords or agents
Entering business premises (with or without a warrant)
Using Council Tax, Housing Benefit, and Tenancy Deposit data for enforcement
Fines of up to £1,000 per offence for failing to respond
🌷 Early Spring 2026 (expected)
Main reforms take effect, including:
Abolition of Section 21 “no-fault” evictions
All tenancies become periodic (rolling month-to-month)
Rent review and Section 13 changes (annual increases only, new challenge process)
Launch of PRS Database and Landlord Ombudsman
🗳️ April 2026 (likely political deadline)
Government expected to have major reforms live before local elections in May 2026.
📘 2026 – 2027 (staged roll-out period)
Council power to impose civil penalties up to £40,000 for illegal eviction/harassment.
Full enforcement of PRS registration and Ombudsman membership for landlords.
Okay, let's get into a bit of the detail surrounding the entire Act itself, we’ve distilled the essentials into simple, practical takeaways 👇
📋 Key Proposals Under the Renters’ Rights Act (RRA)
🚫 End of “No-Fault” Evictions (Section 21)
Future possession will rely on Section 8 grounds (e.g., rent arrears, sale of property, landlord move-in).
🏠 Fixed Terms → Periodic Tenancies
Assured shortholds (ASTs) move to rolling tenancies, giving tenants more flexibility.
📈 Rent Increase Reform (Section 13)
Stricter rules around frequency, notice, and challenges to rent rises.
🧾 PRS Database & Ombudsman
Landlords must register and join the Ombudsman (centralised redress and oversight).
🐾 Right to Request Pets
Requests can’t be unreasonably refused (tenants remain liable for damage).
🏡 Decent Homes Standard (PRS)
Higher minimum standards to improve property quality and safety.
💪 Stronger Council Powers
Expanded investigatory and enforcement tools (more on dates below).
⏳ Timing — What Changes When?
📅 Right now: The Act is on the statute book, but most detail will arrive via secondary legislation (regulations, guidance, prescribed forms).
🗓️ Headline reforms (end of s21, periodic tenancies, Section 13 changes): Expected from early spring 2026.
🗳️ Political timing suggests key measures live before May 2026 local elections.
🧭 We’ll update you the moment commencement dates are confirmed...
🕵️♂️ A Near-Term Milestone: from 27 December 2025, councils receive stronger investigatory powers:
📬 Compel information from landlords/agents/third parties (offence to ignore/mislead; fines up to £1,000 per offence).
🚪 Enter business premises (with or without a warrant) and seize documents.
🏠 Limited residential entry in suspected illegal eviction cases.
🔎 Data-matching: Use of Council Tax, Housing Benefit and Tenancy Deposit data for enforcement.
💼 Tweaks to Housing Act 2004 tools; councils can verify Client Money Protection.
🔔 Practical tip: Create a clear internal process for council letters (one inbox, named handler, response deadlines). Missed letters = avoidable fines.
⚖️ What Comes Later (Staged Commencement)
As further parts go live (2026 → 2027), councils will also enforce:
💰 Civil penalties up to £40,000 for unlawful eviction/harassment.
🧑⚖️ Mandatory PRS registration and Ombudsman membership (enforcement for non-compliance).
🧠 Legal-Style Insight — What This Means for Landlords
⚠️ Section 21 sunset → Section 8 reliance
Expect greater scrutiny of evidence: arrears logs, inspection notes, anti-social behaviour records, notice accuracy, and tenancy breaches. Tighten paperwork now.
🏗️ Documents & systems need an upgrade
Refresh tenancy agreements, rent review clauses, notice templates, and onboarding packs. Centralise records.
🧾 Rent reviews get more sensitive
Annual limits + easier challenges = ensure your increases are well-evidenced (market comparables, improvements, running-cost rationale).
🐾 Pets & property standards
Align tenancy clauses with pet policies and check insurance coverage. Plan for the Decent Homes uplift: maintenance schedules, hazard checks, audit trails.
🔍 Data-driven enforcement
With councils using cross-department data, expect proactive checks, not just complaint-led actions.
✅ What Self-managed Landlords should be doing right now
🧭 Map your compliance: deposit protection, gas/electrical safety, EPCs, HMO licensing.
📝 Update templates: tenancy, pet requests, rent review, Section 8 grounds letters, inspection forms.
🗂️ Centralise records: arrears logs, communications, inspections, repairs, certificates.
🤝 Join/engage with professional bodies for live updates and training.
✉️ A Note to Let-Only / Self-Managed Landlords
🤔 If you manage your own lets, you may have a lot of questions (and that’s totally normal). The RRA introduces new obligations, timelines, forms and databases — and getting one step wrong can be costly. If you’re finding the admin a hassle or want specialist protection during the transition: 👉 Email our Operations Director Scott Sneath at scott.sneath@cavendishproperty.co.uk 📧
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🆘 Scott will talk you through the simple steps to transfer management to us, ensure you’re fully protected under the new rules, and keep everything running smoothly with minimal disruption to you or your tenants.
🤝 Our Promise to our Fully Managed customers — Assured, Calm, and One Step Ahead
✅You have nothing to worry about with us.
🧠 We’re obsessed with staying ahead of each development and will proactively manage every change so you don’t have to.
📄 From template updates and staff training to compliance audits and council correspondence, we’ll ensure a smooth, seamless management service
🚦Throughout the transitional period — and beyond
📣 Regular briefings (plain English, action-focused)
🧩 Portfolio reviews to pre-empt risk and reduce admin
🛡️ Full compliance management so you stay protected, documented, and inspection-ready
Bottom line: With our experienced team on your side, your properties — and your peace of mind — are in very safe hands 🤲
🧭 Final Thoughts
🆕 The Renters’ Rights Act signals a new compliance era — but with the right systems and partner, it’s entirely manageable.
🏋️ Prepare early, document well, and let us handle the heavy lifting. You’ll not only stay ahead of regulation, you’ll also attract better tenants and stronger returns.
When the rules change, the best strategy isn’t panic — it’s professionalism and preparation. We’ve got you covered. 💼🏠
☎📧🗨
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#CAVENDISHEXPERTS! The logical choice for Lettings, Sales and Property Management in Nottingham | Cavendish Residential | One Fletcher Gate NG1 1QS | 0115 941 0656 | www.cavendishproperty.co.uk
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