We guide landlords through every stage of the Renters’ Rights Act 2025, ensuring you and your properties stay fully compliant with the latest regulations.

The Renters’ Rights Act is the biggest change in private renting for decades. With reforms rolling out in stages from 27th December 2025, many landlords are wondering what these changes mean and how to stay compliant without the worry of floating the new laws.

As a trusted local independent agent, Westcoast Properties is here to make the rules simple, understandable, and manageable. Below, we’ve summarised the key updates and how we support landlords at every stage.

NB: Some sections of the Act won’t take effect until official commencement notices are published on GOV.UK - so timelines may alter slightly.

First Phase - Starting 27 December 2025

Stronger Local Authority Powers

Councils will gain broader powers to investigate rental breaches and issue higher penalties. In some cases, they may enter a landlord’s premises with or without a warrant.

How we help at Westcoast:

We’ll ensure your compliance documents, licences, safety certificate and tenancy paperwork are up to date and audit-ready under our Fully Managed Service. We also offer a Compliance Package for those that wish to remain Self-Managed – please contact us for further information.

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New Anti-Discrimination Rules

Landlords and agents must not discriminate against:

• Applicants with children
• Applicants receiving benefits (DSS)

You may only decline someone for valid reasons such as failed affordability checks, failed referencing, or potential overcrowding.

Insurance, mortgage, or superior-landlord clauses restricting families or benefit recipients will no longer be enforceable once renewed.

How we help at Westcoast:

Carry Out Affordability Checks - Verify that the applicant’s income meets rent requirements.

Conduct Comprehensive Referencing - Check credit history, previous rental conduct, and guarantor reliability.

Document Every Decision - Keep clear evidence—referencing reports, income calculations, and space assessments—to show that any refusal is based on valid criteria, not discrimination.

Phase Two - Implementation 1st May 2026

Goodbye to Fixed Terms: Introducing the Assured Periodic Tenancy (APT)

Assured Shorthold Tenancies (ASTs) will be replaced by open-ended Assured Periodic Tenancies (APTs) — rolling month by month until:

• The tenant gives two month’s notice, or
• You regain possession under a legitimate ground.

This applies to most lets, including student properties.

How we help at Westcoast:

We are prepared ahead of the new periodic tenancies coming into effect and will ensure all relevant documents are updated when they are made available.

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Written Statement of Terms

All new tenants must receive a Written Statement of Terms. Existing written tenancies don’t need a new statement.

How we help at Westcoast:

We’ll provide fully compliant templates as soon as the government releases them. For our Fully Managed tenancies we will issue these terms to all tenants.

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Rent in Advance Limited to One Month

Landlords will no longer be allowed to require more than one month’s rent upfront. Tenants can still choose to pay in advance voluntarily. It is important to bear In mind that the tenant can request the upfront rent back at any time during their tenancy.

How we help at Westcoast:

We’ll update our move-in processes and explain payment options clearly to tenants and landlords. If a suitable tenant fails referencing, we partner with professional guarantor companies to secure your rental income.

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Possession Notices & Eviction Grounds

When Tenants Give Notice

• Tenants can give two months’ notice from day one of their tenancy.
• For joint tenancies, notice from one tenant ends the tenancy for all unless everyone agrees in writing otherwise.

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Section 8 Becomes the Main Route for Possession

Under Grounds 1 and 1A (moving back in or selling):

• No notice can be served in the first 12 months
• Four months’ notice may be served in month eight
• If you serve notice to sell, the property cannot be re-let for 12 months after notice expires

How we help at Westcoast:

We advise on timing, prepare notices under Section 8, and help plan for reoccupation or sale without breaching restrictions.

We explain options and legal obligations to both landlords and tenants, reducing misunderstandings and disputes.

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Students Let Changes

A new Ground 4A allows landlords to regain possession of qualifying student HMOs (3+ full-time students) between 1st June and 30th September, but only if:

• All tenants are full-time students
• You gave written notice before the tenancy began

How we help at Westcoast:

We’ll plan tenancy cycles and maintain evidence of student status for our Managed landlords.

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Section 21 Is Being Abolished

“No-fault” Section 21 evictions will be phased out, with a limited transition period for existing notices.

If you have a Section 21 case in progress, timing is critical. The abolition of “no-fault” evictions means strict deadlines apply for court applications, and valid notices will only remain enforceable through ongoing proceedings.

How we help at Westcoast:

We guide you through the application process and ensure you meet all timelines to protect your possession rights. With Section 8 becoming the main route for possession, we advise on alternative grounds and prepare compliant notices for future cases.

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Rent Increased

All future rent increases must use Section 13, with:

• One increase per year
• Minimum two months’ notice
• Rent set at or below market value

Existing rent-review clauses will automatically become invalid. Tenants may refer increases to the First-Tier Tribunal should they feel the increase is ‘unreasonable’.

How we help at Westcoast:

We’ll support annual rent reviews with up-to-date market data and ensure notices are served correctly on all Fully Managed tenancies. If you are a self-managed landlord, we can still help you so please get in touch.

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Pets: A New Right to Request

Tenants will gain the right to request a pet. You may only refuse for reasonable, evidence-based grounds.

Landlords cannot require tenants to purchase pet insurance although can recommend doing so. Landlords can also look into including ‘pet damage’ into their current landlord insurance policy with certain providers.

How we help at Westcoast:

We’ll help you create a fair, compliant pet policy and document any refusals properly.

Phase Three — Late 2026/Early 2027

Private Rental Sector Database & Landlord Ombudsman

All landlords will eventually need to register themselves and their properties and join the new Ombudsman scheme. A reasonable fee is likely going to be requested to join both the Database and Ombudsman. Each property will receive a unique ID for advertising purposes.

How we help at Westcoast:

We’ll handle registrations and ensure documentation is correct when the system launches providing guidance every step of the way.

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Decent Homes Standard & Awaab’s Law

Predicted for 2035, PRS properties must meet the Decent Homes Standard and follow strict hazard-repair timelines.

How we help at Westcoast:

Carrying out routine maintenance now will future proof your properties and ensuring regular routine inspections are carried out will be vital. We’ll keep you updated as deadlines are published. Our Fully Managed service has routine inspections included with a report sent to the landlord following each inspection. Feel free to contact us should you wish to find out more.

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Whether you choose to manage your rental property yourself or work with a letting agent such as Westcoast, there are plenty of expert resources available to guide and support you every step of the way. Westcoast Properties is a trusted local independent estate agent with over 30 years of experience, and we proudly have an award-winning, ARLA-qualified lettings team ready to support landlords and tenants. Beyond simply managing your property, we offer a full range of services to meet all your lettings needs.

We stay fully up to date with the latest rules, regulations, and requirements, ensuring they are reflected in our policies and processes. We can also help ensure your property meets and even exceeds these standards.

If you have any questions, our team is always on hand to discuss them and provide practical, tailored solutions for your unique situation.

We continue to provide updates as the Renters’ Rights Act rollout progresses.