For letting agents
The Renters' Rights Act, in plain English — and how to stay on the right side of it.
What changed, what's coming, and the one habit that protects you: being able to prove what you did and when.
What's already in force
The Renters' Rights Act 2025 received Royal Assent in late October 2025.
- From 1 May 2026: Section 21 "no-fault" evictions abolished; assured shorthold tenancies converted to periodic assured tenancies; rent increases limited to once a year via a Section 13 notice; tenants can challenge rents at the First-tier Tribunal; rules against refusing tenants with children or on benefits; a statutory right to request a pet.
- From 27 December 2025: local councils gained stronger investigatory powers — to inspect properties, demand documents, and access third-party data.
- Enforcement: councils can issue civil penalties of up to £40,000 for serious breaches (with lower penalties, e.g. up to £7,000, for specific failures such as not serving the required tenant Information Sheet).
What's coming
- Late 2026 onward: a national PRS Database (mandatory landlord registration, phased regional roll-out) and a PRS Landlord Ombudsman to follow.
- Awaab's Law: already in force for social landlords since 27 October 2025 (strict timescales to investigate and make safe emergency hazards, and damp and mould). The Act will extend Awaab's Law to the private rented sector in a later phase — the timescales are still under consultation and are not yet in force for private landlords. The commencement date is not yet confirmed and is widely expected no earlier than 2027, but the direction of travel is settled.
- Decent Homes Standard: A modernised Decent Homes Standard for the PRS is also planned for later (full application expected around 2030–2035 for elements like EPC C).
What this means in practice
The common thread across all of it is evidence and timeliness — being able to show what was reported, when, and what you did about it. Scattered WhatsApp messages and a compliance spreadsheet you forgot to open are now a liability. A single timestamped, evidenced trail is your protection.
How ClearKey helps you stay ready
We give you the evidenced trail the new rules reward.
- Timestamped reports: Every issue raised through your branded bot is timestamped and logged.
- Vulnerability-aware: Hazard-first triage with a human in the loop ensures urgent issues are routed fast.
- Branded completion reports: A written, photographic record of every completed job.
- Live compliance dashboard: A single audit trail for every property certificate.
FAQ
Is Awaab's Law in force for private landlords yet?
No. It currently applies to social landlords only; the Renters' Rights Act will extend it to the private rented sector at a later date, with timescales still subject to government consultation. Getting your process ready now is the sensible move.
What are the penalties under the Renters' Rights Act?
Councils can impose civil penalties up to £40,000 for serious breaches, with lower penalties for specific failures. Several enforcement powers, including property inspections and document demands, have been in effect since December 2025.
Do I have to replace my CRM to get ready?
No. ClearKey's free compliance dashboard runs alongside your existing CRM and gives you the audit trail without migration.
This page is general information for letting agents, not legal advice. Always check the current government guidance for your situation.