The Renters’ Rights Act 2025: October 2026 Landlord Guide

The UK’s private rented sector is undergoing a major transformation. The Renters’ Rights Act 2025 has introduced significant changes to the relationship between landlords and tenants in England, reshaping tenancy agreements, possession procedures, rent increases and property management responsibilities.

For buy-to-let investors, these reforms are about more than legal compliance. They can influence rental income planning, maintenance budgets, investment returns and the long-term management of a property portfolio.

October 2026 brings further developments into focus. The government has opened a consultation on extending Awaab’s Law to privately rented homes, while the next phase of landlord registration is scheduled to begin in December. These changes make it particularly important for property owners to review their current arrangements and prepare for the evolving regulatory landscape.

At Galaxy of Homes, we believe successful property investment depends on understanding both the opportunities and responsibilities of ownership. Here is what landlords and property investors need to know.

1. What Has Changed Under the Renters’ Rights Act 2025?

The first major phase of the Renters’ Rights Act came into force on 1 May 2026. It introduced reforms affecting most private assured tenancies in England.

Key changes include:

• Abolition of Section 21 evictions: Landlords can no longer use Section 21 to regain possession without giving a statutory reason. Possession must be pursued using the applicable legal grounds and procedures.
• Periodic tenancies: The previous assured shorthold tenancy system has been replaced by assured periodic tenancies, generally without a fixed end date.
• New rent-increase rules: Rent increases must follow the statutory process, generally using a Section 13 notice and no more than once a year. Tenants can challenge increases they consider above market rent through the First-tier Tribunal.
• Restrictions on rental bidding: Landlords and letting agents cannot invite or accept offers above the advertised rent.
• Pet requests: Tenants have a new statutory right to request permission to keep a pet, and landlords must consider requests in accordance with the applicable rules.
• Protection against discrimination: New restrictions address discriminatory practices involving prospective tenants, including certain blanket restrictions relating to benefits and families with children.

These changes are already in force. Landlords should therefore review their tenancy management procedures rather than treating the reforms as a future possibility.

2. Section 21 Is Gone: What Does This Mean for Landlords?

The abolition of Section 21 is one of the most significant changes for property owners.

Previously, Section 21 allowed landlords to seek possession without specifying a fault-based ground, provided the legal requirements were met. Under the new regime, landlords must rely on an applicable statutory ground for possession and follow the relevant notice and court procedures.

This does not mean that landlords have lost the ability to recover their properties. Possession may still be possible where a valid ground applies, including certain circumstances involving the sale of a property, the landlord or a close family member moving in, or serious tenancy breaches.

However, landlords need to understand which grounds apply, what evidence is required and which notice periods and restrictions govern each case.

Clear documentation, effective communication and professional property management can help reduce avoidable disputes.

3. Rent Increases and Rental Income Planning

Rental income is central to buy-to-let investment performance. The new rules mean landlords must pay closer attention to the process used to increase rent.

Under the reformed system, rent increases for relevant assured periodic tenancies generally need to follow the statutory Section 13 procedure. In most cases, increases cannot be made more than once a year, and tenants have the right to challenge a proposed increase through the First-tier Tribunal if they believe it exceeds market rent.

Landlords should therefore avoid relying on informal arrangements or assuming that a rent increase will automatically be accepted.

A more structured approach includes:

• Reviewing comparable local rental properties.
• Assessing market conditions before proposing an increase.
• Keeping records of rent reviews and communications.
• Forecasting mortgage payments, insurance, maintenance and other operating costs.
• Seeking appropriate advice before issuing formal notices.

For investors, realistic rental forecasts and disciplined financial planning are essential. Sustainable returns depend not simply on achieving a higher rent, but on balancing income against costs, compliance obligations and periods when a property may be vacant.

4. Awaab’s Law: An Important October 2026 Development

One of the most relevant developments this month concerns Awaab’s Law.

On 9 October 2026, the government published a consultation on extending Awaab’s Law to private rented tenancies in England. The consultation considers how requirements for investigating and addressing serious housing hazards should apply to private landlords, including the types of hazards covered, repair processes and implementation timescales.

The consultation is open until 18 December 2026.

Awaab’s Law was introduced in social housing following the tragic death of two-year-old Awaab Ishak after prolonged exposure to mould in his family's home. Its purpose is to establish clear requirements and timescales for responding to serious hazards.

The proposed extension to private renting is not yet a fully implemented set of new deadlines for private landlords. The government is consulting on how the requirements should work in this sector.

Nevertheless, landlords already have legal responsibilities to address relevant hazards and maintain safe properties. The proposed changes reinforce the importance of taking reports about damp, mould, heating, ventilation and other serious hazards seriously.

What landlords should do now:

• Establish a clear process for tenants to report repairs and safety concerns.
• Record complaints, inspections, actions taken and communications.
• Investigate reports promptly and arrange appropriate remedial work.
• Identify recurring maintenance problems before they become more serious.
• Review maintenance budgets and the condition of each property.

For portfolio landlords, a consistent maintenance process can support tenant wellbeing while helping to protect the long-term condition and value of their assets.

5. The Private Rented Sector Database: Preparing for December 2026

The next phase of the reforms will introduce the government's Register Your Rental Property service, designed to improve transparency and help local authorities enforce landlord obligations.

The regional rollout is scheduled to begin on 15 December 2026, starting in the West Midlands before expanding across England over the following 12 months.

Landlords will be required to register themselves and their relevant rental properties as the service reaches their region. The government has announced an annual registration fee of £65 per property. Landlords will have a three-month registration window when their region is called forward, with all landlords actively letting properties expected to have registered by 14 November 2027.

The service is intended to help landlords understand their obligations, support local authority enforcement and provide tenants with more information when choosing a property.

For investors with several properties, preparing accurate records in advance can make registration more straightforward.

Consider organising:

• Property addresses and ownership details.
• Landlord and relevant joint-landlord contact information.
• Gas safety, electrical safety and energy performance documentation, where applicable.
• Tenancy records and other relevant compliance information.
• A calendar of renewal dates and outstanding maintenance work.

Landlords should check the latest official guidance as the service launches, particularly for regional deadlines and the information required for each property.

6. The Landlord Ombudsman: What to Expect

The reforms also provide for a new Private Rented Sector Landlord Ombudsman.

The scheme is intended to offer a route for resolving tenant complaints about landlord actions or conduct without every dispute having to proceed through the courts. It forms part of the wider effort to improve accountability and standards across the private rented sector.

As of October 2026, the service is still being developed, with the government expecting it to be ready in 2028. Landlords should not assume that every operational requirement is already in force.

In the meantime, maintaining clear communication, responding to complaints and keeping accurate records remain sound management practices.

A documented complaints process can help landlords resolve issues earlier and demonstrate how concerns have been handled if a dispute escalates.

7. Decent Homes Standard and Future Property Requirements

The government is also progressing reforms intended to improve housing standards in the private rented sector, including a proposed extension of the Decent Homes Standard.

The precise requirements and implementation arrangements for privately rented homes remain subject to the government's phased approach and relevant policy decisions.

Separately, the government’s published implementation plans set out an energy performance target of EPC C for privately rented homes by 1 October 2030, subject to applicable exemptions and the final requirements.

Although these longer-term changes should not be confused with obligations that are already in force, they matter when assessing the future cost of property ownership.

Investors may wish to review insulation, heating systems, ventilation, windows and other energy-efficiency measures when planning refurbishments. Coordinating improvements with scheduled maintenance can help avoid unnecessary duplication of work.

Before committing to major expenditure, landlords should confirm the applicable rules, exemptions, technical requirements and any updated government guidance.

8. The Galaxy of Homes Perspective: Turning Compliance into Better Property Management

At Galaxy of Homes, we understand that successful buy-to-let investment involves more than purchasing a property and collecting rent. It requires informed decisions, careful financial planning, ongoing maintenance and a management strategy that can adapt as the market changes.

The Renters’ Rights Act reinforces the importance of treating compliance as part of the investment process rather than an afterthought.

For landlords and investors, a proactive approach can include:

• Reviewing your portfolio: Understand the condition, rental performance and compliance position of every property you own.
• Planning expenditure: Build realistic allowances for maintenance, repairs, insurance, professional services and potential energy-efficiency improvements.
• Strengthening tenancy management: Ensure tenancy documentation, rent reviews, possession procedures and complaint handling reflect the current legal framework.
• Preparing for registration: Keep property and safety records organised so that new registration requirements can be addressed within the relevant deadlines.
• Taking a long-term view: Assess investments against realistic rental demand, financing costs, operating expenses and future regulatory requirements.

Galaxy of Homes brings together property sourcing, refurbishment through Galaxy MakeOvers, and letting and property management through Galaxy Letts. This integrated approach helps investors consider a property's journey from acquisition and improvement to ongoing rental management.

Every investment is different, and no strategy can eliminate market or regulatory risk. However, informed planning and effective property management can help landlords make more confident decisions and build more resilient portfolios.

Conclusion: Preparing for the Future of Buy-to-Let

The Renters’ Rights Act 2025 marks a major shift in the private rented sector in England. With the main tenancy reforms already in force, the October 2026 consultation on extending Awaab’s Law and the forthcoming landlord registration rollout, property owners have good reason to review their approach now.

For landlords, the priority is to understand current obligations, maintain safe and well-managed properties, keep accurate records and prepare for upcoming requirements without confusing proposals with rules that have already taken effect.

For property investors, the wider lesson is clear: successful buy-to-let ownership requires a balance between rental performance, regulatory compliance, property condition and long-term planning.

At Galaxy of Homes, we believe informed investors are better placed to navigate change. By combining careful investment decisions with refurbishment expertise and professional lettings management, landlords can approach the evolving rental landscape with greater clarity and confidence.

Disclaimer: This article is for general information only and does not constitute legal, tax, financial or investment advice. The legislation discussed applies to England unless otherwise stated. Requirements, implementation dates and exemptions may change. Landlords should consult the latest official guidance and seek appropriate professional advice for their circumstances.