As housing professionals based in Wales, our primary focus is compliance with the Renting Homes (Wales) Act 2016. However, the introduction of the Renters' Rights Act 2025 (formerly the Renters Reform Bill) in England is the biggest change to the English rental market in decades. For awareness and context, it is vital to understand the key differences and the new national direction of travel for the private rented sector across the UK.

The Core Reforms for English Tenancies

• Abolition of Section 21: The power for landlords to evict tenants without giving a reason (often called 'no-fault' evictions) will be removed. Landlords must rely on statutory grounds (e.g., selling the property, moving family in, or tenant breaches).
• Introduction of Periodic Tenancies: Fixed-term Assured Shorthold Tenancies (ASTs) will be abolished. All tenancies will become periodic (running month-to-month) from day one, offering greater security for tenants.
• New Private Renters' Ombudsman: A new Ombudsman scheme will be established for all private landlords in England, providing quicker, cheaper dispute resolution for tenants and landlords.
• Digital Property Portal: All English landlords will be legally required to register their property on a new national database.
• Enhanced Tenant Rights: Tenants will gain the right to request a pet and the right to appeal unreasonable refusal by the landlord. Discrimination against tenants receiving benefits or those with children will be outlawed.

Phased Rollout of the Renters' Rights Act 2025

The English government has announced a clear timeline for the introduction of the Act's provisions. Remember, these dates only apply to the private rented sector in England.

• 27 December 2025: Local Authority Powers

  New investigatory and enforcement powers for local councils go live, allowing them to crack down more effectively on rogue landlords and housing standards.

• 1 May 2026: Phase 1 (Core Tenancy Reform)

  This is the biggest change. It includes the abolition of Section 21 'no-fault' evictions, the automatic conversion of all tenancies to periodic (month-to-month), the right for tenants to request a pet, and limits on rent increases (only once per year).

• From Late 2026: Phase 2 (Database & Ombudsman)

  The new Private Rented Sector (PRS) Landlord Database will begin rolling out regionally, requiring all landlords to register themselves and their properties. The Private Renters' Ombudsman scheme will also be established, offering a quick way to resolve disputes without going to court (mandatory landlord registration is expected to follow this rollout).

• Future Phases (Approx. 2035 onwards): Phase 3 (Decent Homes Standard)

  This phase will introduce the Decent Homes Standard to the private rented sector for the first time, ensuring privately rented homes meet a minimum standard of quality and safety.

What Continues to Govern the Welsh Rental Market?

For our Welsh-based landlords and Contract-Holders (tenants), your rights and responsibilities are already defined by the Renting Homes (Wales) Act 2016. This legislation has already implemented many of the protections now being introduced in England, specifically:

• Occupation Contracts: All tenancies are Secure or Standard Occupation Contracts, not ASTs.
• 'No-Fault' Notice Period (Section 173): In Wales, landlords must already give a minimum of six months' notice for a 'no-fault' repossession, significantly longer than the previous two months required under Section 21 in England.
• Rent Smart Wales: Wales already operates a mandatory licensing and registration scheme for all landlords and agents, ensuring professional standards.
• Fitness for Human Habitation (FFHH): Welsh law includes specific and strong requirements for property condition, including functioning smoke alarms, carbon monoxide alarms, and electrical safety measures.

While the English legislation moves to address issues in their sector, the framework in Wales is already established and distinct.

For those managing property exclusively in Wales, you can be assured that we remain fully compliant with the Renting Homes (Wales) Act 2016 and Rent Smart Wales regulations. Our commitment is to provide you with expert guidance under the Welsh legal system.

If you have properties in England, you must seek separate, specialist advice to ensure compliance with the new Renters' Rights Act 2025.