Government guidance published on 13 November 2025 details how a three phased approach will be taken to implementation of the RRA. For those who want to see the full details, the Government’s published roadmap is available to view here.

We've summarised the key provisions below, so you know what’s coming at a glance. 

The guidance also contains a list of milestones, draft dates when statutory instruments are proposed to come in and a mention of new burdens funding.  

PHASE 1 

27 December 2025  

— New and amended investigatory powers for local housing authorities - including powers of entry, requests for information and powers to demand and seize documents. MHCLG Guidance. 

1 May 2026 

— Abolition of section 21 'no fault' evictions in the PRS.  

— Introduction of assured periodic tenancies for most new and existing tenancies, and the end of ASTs in the PRS.  

— Reformed grounds for possession in the PRS.  

— Rent increases limited to once per year with tenants given two month's notice.  

— Ban on rental bidding; rent in advance limited to one month.  

— Illegal to directly or indirectly discriminate against potential renters with children or in receipt of benefits.  

— Landlords will need to reasonably consider a tenants request to keep a pet.  

— Financial penalties will be expanded and rent repayment orders extended to superior landlords and up to two years rent.  

— Local authorities will be required to report on enforcement activity.  

PHASE 2  

From late 2026 (quite woolly I know)  

— PRS database phase one implementation from late 2026; phase two will see a further roll out of the PRS database and introduction of the PRS landlord ombudsman (which will be implemented after the database).  

PHASE 3  

— Decent homes standard for the PRS - likely to be introduced in either 2035 or 2037.  

— MEES of EPC C or equivalent for all domestic PRS properties by 2030.  

— HHSRS - implementation of review (no date given).  

— Awaab's Law in the PRS (no date given).  

Funding and New Burdens 

— Local housing authorities will receive £18.2 million in 2025/26, allocated based on the number of PRS properties in each local area.  

— Further new burdens funding for 2026/27 is expected to be announced in early 2026, ahead of Phase 1.  

Our RIAMS authors are busy updating RIAMS documents and procedures. Investigatory Powers (HP247E) will be the first one to be revised and published, along with notice templates.  

Keep an eye out for the update on RIAMS Communities.