What is the Renters’ Rights Act?
After the Renters’ Rights Bill received Royal Assent and became the Renters’ Right Act in October 2025, the Government has now confirmed that Phase 1, which includes the introduction of periodic tenancies, a ban on rental bidding and Section 13 rent reviews, will be effective from 1 May 2026.
Phase 2, which includes the Landlord database of property compliance and a new Ombudsman will follow from late 2026. Finally, Phase 3 will introduce the Decent Homes Standard at a date yet to be confirmed by the Government.
Watch as Gareth Atkins (Managing Director - Lettings) and Fran Giltinan (Managing Director - Property Management) run through the main parts to note and discuss how we’ve prepared.
What are the key reforms of the Renters’ Rights Act?
Phase 1
Periodic tenancies
Summary: Fixed terms tenancies will be abolished and will be replaced by rolling periodic contracts, so tenants can give two months’ notice at any time.
Foxtons Support: We will update your tenancy agreements and our terms of business, and help manage your tenancies with flexibility and control. You and your tenant can rely on the legality of our agreements.
Phase 2
Property portal
Summary: Landlords must register properties on a government database to demonstrate compliance and use certain possession grounds. The government has advised that further details on registration procedures and enforcement will follow.
Foxtons Support: We assist landlords with registration, maintain accurate records, and ensure eligibility for legal protections.
Phase 3
Decent homes standard
Summary: Private rentals must meet minimum safety and habitability standards, aligning with social housing. Under Awaab’s Law, landlords are now subject to stricter guidelines on speed to respond and speed to resolve health-related hazards—such as damp and mould. This includes investigating and acting on emergency hazards within 24 hours, and completing safety work within tight timeframes.
Foxtons Support: Our property management team conducts inspections, coordinates repairs, and ensures full compliance with Awaab’s Law—protecting both tenant wellbeing and landlord interests. With stricter timelines now in place for responding to and resolving health-related hazards, our maintenance tracker plays a vital role in helping landlords stay on top of issues. It provides real-time visibility, ensuring nothing is missed and all actions are taken within the required legal timeframes.
Why landlords need expert support given the Renters’ Rights Act?
The Renters’ Rights Act aims to modernise the UK rental sector by raising housing standards, strengthening tenant protections, and providing clearer guidance for landlords.
These changes bring new responsibilities, making expert support essential, so Foxtons provide our landlords with accurate valuations, tenant screening, legal guidance, and full property management – because we get it done, so you don’t have to.
Choose Foxtons to manage your property
Foxtons’ expert property management team is here to maximise rental income and help you stay compliant—stress-free
Our landlord management services
Whether you've got an extensive portfolio or one property, choosing the right letting agent to manage your investment is an important decision. At Foxtons, we're committed to providing our clients with the best possible service. Relentlessly pursuing perfection, we're constantly striving to secure our clients the best rental prices and premium management services.
Here are some of the ways we can support you with our landlord services:
Why choose Foxtons for landlord services ?
Relentlessly high standards: As London's number-one letting agent, we're committed to the highest standards and have been for 40 years. This is reflected in our thousands of positive reviews
We'll secure you the best deal: Our trained negotiators work together across 60+ offices, to sign over 50,000 new renters registering monthly
Premium marketing plan as standard: We'll proactively market your property to find you the right tenant when you need them. We'll advertise your property on the most visited agency websites and create premium property adverts on Rightmove and Zoopla to spread the word
Expert landlord support: We provide long-term, comprehensive support and landlord management services for every aspect of your tenancy. You don't even need to list with Foxtons to use our exceptional landlord services
Testimonials
“We had to comply with HMO regulations which involved major alterations to our property. Foxton’s were very supportive through the whole process. We would personally like to thank our property manager Toral Brahmbhatt for her patience and understanding and for all the help she has given us”
Una T.
“We let our property via Daniela Gomes in a very short space of time. Daniela supported us throughout the process (which involved applying for an HMO licence) and answered our calls & emails at all times (including Bank holiday weekends/after hours). Daniela is extremely professional and helpful. The level of service she provided was well above and beyond my expectations. ”
Vicki C.
“I just want to say thank you to Laura Orr, (Legal & Compliance Administrator) for helping me sort out the licence for my flat. Laura dealt with the whole process so efficiently and effortlessly and kept me updated throughout. I appreciate your help with this Laura.”
John S.
Frequently asked questions
What is the Renters’ Rights Act (RRA)?
The Renters' Rights Act (RRA) is a government-led reform aimed at improving housing standards, increasing tenant protections, and creating a clearer legal framework for landlords.
When will Phase 1 of the Renters’ Rights Act be implemented?
When will Phase 2 of the Renters’ Rights Act be implemented?
When will Phase 3 of the Renters’ Rights Act be implemented?
Phase 3 focuses on raising housing standards across the private rented sector. It will extend Awaab’s Law to private rentals, introduce the Decent Homes Standard, and enforce minimum energy efficiency requirements. This phase is scheduled for the mid-2030s (around 2035–2037). Learn more in the official roadmap here.
Will the changes apply to existing tenancies?
Yes. All existing Assured Shorthold Tenancies (ASTs) will convert to periodic tenancies on the commencement date (1st May 2026).
Does the Renters’ Rights Act apply to all of the UK?
The Renters’ Rights Act primarily applies to England, but:
Wales: Some provisions, like the ban on discriminatory practices, will apply. The Welsh Government can set its own timeline for implementation.
Scotland: The Act does not override devolved housing legislation. Scotland has its own Housing Bill, which includes rent control zones and separate rules for student housing
Are Student Tenancies Exempt from the Renters' Rights Act?
Student tenancies in purpose-built student accommodation (PBSA) are exempt if the provider follows a government-approved code of practice, allowing fixed-term contracts to continue.
However, private student rentals—like HMOs or shared houses, will have to adhere to Renters Rights Act reforms.
What types of tenancies are exempt from the Renters’ Rights Act?
The Act exempts specific tenancy types:
- Purpose-Built Student Accommodation (PBSA) is excluded if the provider follows a government-approved code (e.g. ANUK/Unipol)
- Company lets and university-owned halls of residence are exempt as they’re not Assured Shorthold Tenancies (ASTs);
- High-rent tenancies with annual rent over £100,000 fall outside the Act’s scope.
