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Renters' Rights Act (RRA) & Reapit: latest updates

Renters' Rights Act (RRA) & Reapit: latest updates

This guide has been reviewed against our global client base and classed as relevant to England

Reapit are busy making preparations to enable users to stay compliant with the upcoming Renters' Rights Act (RRA)

The detail contained within this article demonstrates how Reapit will adapt with the new legislation - the information given should be treated as a guide to help with preparation. The government have now released their implementation plan that we must all comply with, Reapit will shortly be releasing an implementation guide to take you through the steps required in order to benefit from any new functionality

Each section below covers:

  • Basic information about the change/legislation

  • Reapit functionality in place/planned for the change/legislation

  • What agents can do now to prepare for the change/legislation

Click a link to skip to a section:

1. Tenancy reforms: removal of Section 21

Summary: a headline element of the legislation is the removal of Section 21
While primarily a template, the legislation will put focus on the user process to end a tenancy

Reapit functionality: available in Reapit version 12.206+

  • A Notice Management function has been implemented, enabling users to proactively track and record when the landlord or tenant provides notice to end the tenancy

  • Once legislation is in place, it is anticipated that this function will be further enhanced in the future by applying behaviour based on the tenancy type

  • For more information, click here:
    https://reapit.atlassian.net/wiki/x/bIA5p

What can agents do now?

Identify any documents relating to Section 21 notices that will need to be removed, plus documents that may need to be added and existing documents that may require an update

2. Periodic tenancies

Summary: an Assured Periodic Tenancy (APT) is set to replace fixed term Assured Tenancies, changing the format of a standard tenancy

Reapit functionality: release version tbc

  • Agents will be required to specify which of their existing tenancy types are to be considered as an Assured Periodic Tenancy (APT)

  • The tenancy types specified as APTs will then be set-up via system configuration

  • See sections 2a) and 2b) below regarding how this is handled for new and existing APTs

2a) New APTs

When creating a new tenancy and setting it to a type which has been configured as an Assured Periodic Tenancy, the tenancy will be marked as (APT) - key points:

  • The tenancy will not require an end date

  • The tenancy will be considered Periodic from commencement, and it will not be possible to remove the Periodic selection

    Periodic tick box.png

  • A new tenancy, set as an APT, with a start date after 1st May 2026 will be restricted to the rent frequency options shown below

    • Weekly (where enabled)

    • Fortnightly (where enabled)

    • Monthly

    • 28 days

      Existing tenancies & those with a start date before 1st May 2026 will be able to retain their current frequency options

      Rental frequency.png

2b) Existing impacted tenancies 

  • For existing tenancies, a tool will be made available to convert tenancies to APTs

  • Alternatively, tenancies can be updated individually by reselecting the tenancy type - this triggers the correct conversion of the tenancy to an APT

Key points:

  • The new tool will be based on tenancy type, as dictated by configuration - it will update all tenancies of that type and will journalise the change

  • After updating, existing tenancy end dates will remain visible but will no longer appear within the renewal process - such as Tenancies due for renewal in x days

What can agents do now?

  • Review which of your existing tenancy types will become Assured Periodic Tenancies

  • Conduct a review of your document templates, so that when legislation is confirmed you will be able to act swiftly to remove, update or add any new documentation

  • Consider how to handle updating terms of business with your new landlords in cases such as where rent (and potentially landlord fees) will not comply with the frequency parameters to be enforced within the Renters' Rights Act

3. Renewals

Summary: renewals will no longer be required for Assured Periodic Tenancies (APTs)
Renewals will only continue to function for tenancies that are not APTs

Reapit functionality: release version tbc

See sections a) and b) below regarding how this is handled for new and existing APTs - key points:

3a) New APTs

A tenancy identified as an APT:

  • Will not have the option to create a renewal negotiation

    Add renewal icon and screen.png

  • Will not appear within Tenancies due for renewal in x days on the Property Management panel of the Organiser

    PM panel - tenancies due for renewal.png

3b) Existing APTs

A tenancy identified as an APT:

  • Will not have the option to create a renewal negotiation (see screenshot above)

  • Will not appear within Tenancies due for renewal in x days on the Property Management panel of the Organiser (see screenshot above)

  • With an existing renewal negotiation, will continue to be visible but as read-only

The renewals process on unaffected (non-APT) tenancies will remain the same

What can agents do now?

Identify any document templates that will no longer be required in the future
Consider the process change that may be required when dealing with due renewal negotiations during the preparation/implementation period

4. Rent reviews

Summary: with the removal of renewal negotiations, it is recognised that an agent still needs the ability to proactively manage ongoing rent reviews on a tenancy

Reapit functionality: release version tbc

To cover this, an enhanced rent review function will be introduced - this new functionality will allow a user to routinely conduct a rent review and process the action through to completion

Key points:

  • Enhanced rent review functionality will be available for all periodic tenancies and fixed term tenancies as part of a renewal negotiation

  • Agents will be able to specify/configure the default rent review period for periodic tenancies

  • A tenancy’s next rent review date will be visible on a tenancy and amendable (with relevant permission and journalised changes)

  • The rent review will have a similar process to a renewal, with its own customisable checklist and check points

  • Rent reviews will be reportable within the Property Management panel on the Organiser

  • Rent reviews will be reportable using Power Reports and Organiser layouts

  • A document storage location will be provided specifically for comparable evidence

  • The output will be a valid alteration

  • Rent review functionality will be familiar to users who have previously worked with renewals, as they share similar functions

A preview of the rent review screen is shown below

Rent Review Details tab

image-20251105-155532.png

Comparable Evidence tab

image-20251105-155501.png

The enhanced rent review function is not tied to the Renters' Rights Act configuration, therefore clients will be able to begin using it at a time that suits their business

What can agents do now?

Begin considering rent review resourcing requirements and internal processes
Consider any email & document templates that may be required

5. Prevention of bidding

Summary: landlords and agents will be required to publish an asking rent for their property, it will be illegal to accept offers made above this rate

Reapit functionality: release planned for Spring 2026

When adding a tenancy, and whilst the tenancy is of status Arranging Tenancy, the tenancy type and offer amount will become a compulsory field

If a rent value is entered that is above the advertised price of the property, tenancy types impacted by Renters' Rights will display a warning and will require the user to enter a reason

An additional configurable option will also be made available should you wish to prevent users from saving the tenancy when adding or editing a rent value unless it is within the allowed parameters

Key points:

  • Offers and tenancies will require the relevant tenancy type to be entered

  • A rent value above the marketed rent of the property during the Offer and Arranging Tenancy stages will provoke a warning and require a reason to proceed

What can agents do now?

No Reapit action is currently needed - however, agents could consider what updates may be required in order to offer guidance information to tenants and landlords

6. Renting with pets

Summary: the Renters' Rights Act will give tenants strengthened rights to request a pet in the property, which a landlord must consider and cannot unreasonably refuse

Reapit functionality: release planned for spring 26

A more efficient mechanism will be provided on a tenancy to allow any pet requests and the request outcome

Key points:

  • Users will have a more efficient method to record the request for a pet

  • An agent will be able to process and report on the status of a request and record the outcome

What can agents do now?

n/a

7. Awaab’s Law

Summary: Awaab's Law sets clear legal expectations about the timeframes within which landlords in the private rented sector must take action to make homes safe where they contain serious hazards

Reapit functionality: available in Reapit version 12.203+

Works order functionality has been enhanced to include a Serious Hazard priority type with associated reporting, as well as a new works order review date function

Key points:

  • Works orders can be categorised as a Serious Hazard

  • Serious Hazards can be reported on

  • A new Review Date feature has been added to works orders to give users the ability to report and follow-up on works orders, as applicable

  • Awaab's law is expected to come in after Renters' Rights and further enhancements to categorise Serious Hazards are expected

  • For more information, click here:
    https://reapit.atlassian.net/wiki/x/KQDgnw

What can agents do now?

If not done so already, implement the use of the Serious Hazard and Review Date functionality for relevant works orders, as outlined in the linked article above

8. Private rented sector database

Summary: it is proposed that a new database will host landlords and their properties - details have yet to be confirmed relating to what this will contain, including any interaction/access to a landlord's agent - The PRS database is expected within phase 2 from late 2026

Reapit functionality: to be launched/released soon (date/version tbc)

  • tbc

What can agents do now?

tbc

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