When Is It Happening?
The expected implementation date is Autumn 2025. From Day 1, all existing and new tenancies will be subject to the new rules, so it’s important to plan now.

Tenancy Agreements: A Shift to Periodic
- All tenancies will become periodic from the start—there will be no fixed terms transitioning into rolling contracts.
- You won’t need to re-issue existing tenancy agreements, but you will need to serve a formal notice to tenants within one month of the Bill going live, explaining the change.
- Student HMO landlords will still be able to gain possession of the property for the next academic year by using Ground 4a:
- You must state your intention to use Ground 4a to regain possession for the next academic year. (For example, by stating this in your Tenancy Agreement.)
- Tenancy Agreements must not be signed more than 6 months in advance of the start date to rely on Ground 4a.
- For the 2025–26 academic year, a notice served within one month of the Bill implementation will enable use of Ground 4a.
(Ground 4a – “An HMO is let to full-time students and is required for a new group of students in line with the academic year. Cannot be used if the tenancy was agreed more than 6 months in advance of the tenancy starting (i.e. the tenant moving in)”.
Important: Tenancy agreements must be signed before rent is requested. This means an agreement is legally binding whether the rent has been paid or not. We’re currently working with our pre-tenancy platform to manage any potential risks in this area.
Other Key Reforms: Pets, Standards & Registration
- All landlords must join a new Ombudsman scheme, even if using an agent. Expect a registration fee.
- A new Private Rented Sector database will help tenants view compliant landlords and assist councils in enforcement.
- Tenants will have the right to request a pet. Landlords can only decline for a valid reason (e.g., lease restrictions).
- Pet insurance may be requested as a condition of pet approval.
- The Decent Homes Standard will now apply to PRS properties, alongside Awaab’s Law, which sets strict timelines for resolving health-related hazards.
