The rental sector is entering a significant period of reform as Phase 1 of the Renters Rights Act 2025 officially comes into force on 27 December 2025.
This first phase focuses on stronger enforcement powers, higher compliance expectations, and greater scrutiny of landlord and letting agent practices across the private rented sector.
These changes aim to raise housing standards, improve tenant protections, and give local councils more tools to identify and address non-compliance.
Stronger Investigatory Powers for Local Councils (from 27 December 2025)
As part of the Phase 1 rollout, local authorities now have expanded legal powers to investigate rental properties and enforce compliance.
Property inspections
Councils can carry out rental property inspections proactively, even without a tenant complaint.
This supports early identification of unsafe conditions, damp and mould issues, overcrowding, and breaches of housing regulations.
Document demands
Authorities can formally request essential landlord and agent documents, including:
- Gas Safety Certificates
- Electrical Installation Condition Reports (EICR)
- EPCs
- Tenancy agreements
- Deposit protection documentation
- Repair and maintenance logs
Failure to provide these documents may lead to penalties and further enforcement.
Access to third-party data
Local councils can now obtain information from:
- Letting agents
- Government departments
- HMRC
- Utility providers
This helps identify unregistered landlords, illegal HMOs, poor property standards, and non-compliant management practices.
Leases Over 21 Years Will No Longer Be Treated as ASTs
From the start of Phase 1, any lease with a term longer than 21 years will no longer be classified as an Assured Shorthold Tenancy (AST).
This provides clarity for:
- Long leaseholders
- Shared ownership arrangements
- Lease extensions
- Specialist housing agreements
This change removes confusion and prevents long-term leases from being subject to AST rules and eviction procedures.
Stricter Enforcement and Higher Compliance Expectations
Landlords and letting agents should expect:
- More frequent council inspections
- Closer monitoring of property management practices
- stricter enforcement of safety and compliance requirements
- Increased penalties for non-compliance
Phase 1 signals a clear shift toward improving standards and accountability within the private rented sector.
What Landlords and Letting Agents Should Do Now
To ensure compliance ahead of and during Phase 1, we strongly recommend:
- Reviewing all safety certifications (Gas, EICR, EPC)
- Confirming deposit protection is fully compliant
- Ensuring smoke and CO alarm regulations are met
- Updating repair and maintenance records
- Reviewing tenancy documents for accuracy and legal compliance
- Strengthening internal processes for property management and tenant communication
Being proactive now will reduce the risk of enforcement action once Phase 1 begins.
Stay Updated on the Renters Rights Act Rollout
Phase 1 begins on 27 December 2025, with further phases — including major tenancy reforms and the end of Section 21 — scheduled for 1 May 2026 and beyond.
We will continue to provide updates to help our clients stay informed, compliant, and prepared for the upcoming changes.
If you have any questions about how these reforms affect your properties, please contact our team.
