{"id":9963,"date":"2026-07-07T15:31:15","date_gmt":"2026-07-07T15:31:15","guid":{"rendered":"https:\/\/rfblegal.co.uk\/?post_type=insight&#038;p=9963"},"modified":"2026-07-07T15:31:17","modified_gmt":"2026-07-07T15:31:17","slug":"riforma-strutturale-del-settore-degli-affitti-privati-ulteriori-sviluppi-nellambito-della-legge-sui-diritti-degli-inquilini-del-2025","status":"publish","type":"insight","link":"https:\/\/rfblegal.co.uk\/it\/approfondimenti\/riforma-strutturale-del-settore-degli-affitti-privati-ulteriori-sviluppi-nellambito-della-legge-sui-diritti-degli-inquilini-del-2025\/","title":{"rendered":"Riforma strutturale del settore degli affitti privati: ulteriori sviluppi ai sensi della Legge sui diritti degli inquilini del 2025\u00a0"},"content":{"rendered":"<p class=\"wp-block-paragraph\">Il nostro precedente articolo si \u00e8 concentrato in particolare sull\u2019abolizione degli \u2018sfratti ai sensi della sezione 21\u2019 a seguito del <a href=\"https:\/\/www.legislation.gov.uk\/ukpga\/2025\/26\/contents\">Legge sui diritti degli inquilini del 2025<\/a>\u00a0(il \u201c<strong>Legge<\/strong>\u201d) e le implicazioni in materia di possesso. Il presente articolo esamina le ulteriori riforme introdotte dalla legge e quelle che saranno attuate in futuro. Queste hanno modificato, e continueranno a modificare, il quadro normativo in cui operano locatori e locatari.\u00a0\u00a0<\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>Contratti di locazione residenziale a breve termine<\/strong>\u00a0<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Negli ultimi 30 anni, la maggior parte dei contratti di locazione residenziale a breve termine era strutturata come un \u201cAssured Shorthold Tenancy\u201d (\u201c<strong>AST<\/strong>\u201d). Questi avevano una durata definita e fissa (con rinnovi molto frequenti).\u00a0\u00a0<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Le disposizioni della legge hanno abolito i contratti AST a partire dal 1\u00b0 maggio 2026. Per impostazione predefinita, gli inquilini dispongono ora di un contratto di locazione periodico garantito (\u201c<strong>APT<\/strong>\u201d). Questa modifica ha effetto retroattivo. Ci\u00f2 significa che i contratti AST stipulati prima del 1\u00b0 maggio 2026 saranno automaticamente convertiti in APT.  Ci\u00f2 comporta che:&nbsp;&nbsp;<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>L'ottenimento del possesso dipende interamente dai motivi previsti dalla \u2018sezione 8\u2019 (dell\u2019Housing Act del 1988, come modificato dalla presente legge); e,\u00a0<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Non sono previsti termini fissi e gli inquilini godono della facolt\u00e0 unilaterale di recedere dal contratto con un preavviso (generalmente di 2 mesi).\u00a0\u00a0<\/li>\n<\/ul>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>Clausole di revisione del canone di locazione<\/strong>&nbsp;<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">A partire dal 1\u00b0 maggio 2026, salvo rare eccezioni, i locatori non potranno prevedere clausole di adeguamento automatico del canone di locazione e potranno aumentare l'affitto solo attenendosi al regime previsto in <a href=\"https:\/\/www.legislation.gov.uk\/ukpga\/1988\/50\/section\/13\">articolo 13 della legge sull'edilizia abitativa del 1988.\u00a0<\/a>\u202f\u00a0<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Il regime prevede tre vincoli principali:&nbsp;<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>La limitazione degli aumenti dell'affitto a una sola volta ogni 12 mesi mediante la notifica ai sensi dell'articolo 13;\u00a0<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li>L'obbligo di dare un preavviso di almeno due mesi per qualsiasi aumento dell'affitto; e\u00a0\u00a0<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Allineamento di eventuali aumenti del canone di locazione all\u2019inizio del periodo di locazione.\u00a0<\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">La legge conferisce inoltre all'inquilino il diritto di contestare un aumento dell'affitto dinanzi al First-Tier Tribunal (\u201c<strong>FTT<\/strong>\u201d) in quanto superiore al valore di mercato. \u00c8 significativo che il Tribunale fiscale (FTT) non possa ora stabilire un canone di locazione superiore a quello proposto dal locatore, anche qualora tale canone fosse ritenuto inferiore al valore di mercato.&nbsp;&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Ci\u00f2 comporter\u00e0 probabilmente un aumento del numero di ricorsi dinanzi al Tribunale per le controversie in materia di locazioni (FTT), poich\u00e9 viene meno un precedente fattore deterrente, ovvero il fatto che l\u2019FTT potesse fissare un canone di locazione superiore a quello proposto dal locatore.&nbsp;&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Considerato che, qualora il locatario presenti ricorso, l\u2019affitto rivisto entri in vigore solo a partire dalla data in cui il FTT stabilisce l\u2019importo dell\u2019affitto, anzich\u00e9 dalla data specificata nell\u2019avviso ai sensi della sezione 13, ci\u00f2 incentiva ulteriormente i ricorsi da parte degli inquilini che desiderano prolungare il periodo in cui pagano l\u2019affitto (precedente all\u2019aumento).&nbsp;&nbsp;&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Resta da vedere come la FTT riuscir\u00e0 a far fronte a questo aumento della domanda, dato che sta gi\u00e0 affrontando difficolt\u00e0 legate all\u2019arretrato.&nbsp;<\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>Pagamenti anticipati del canone di locazione<\/strong>&nbsp;<\/h2>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>Pagamenti prima della stipula del contratto di locazione\u00a0<\/strong>\u00a0<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">A partire dal 1\u00b0 maggio 2026, i locatori e i loro agenti non potranno sollecitare, incoraggiare o accettare alcun canone di locazione n\u00e9 alcuna offerta di pagamento dello stesso prima della stipula del contratto di locazione.&nbsp;&nbsp;<\/p>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>Pagamenti anticipati una volta stipulato il contratto di locazione<\/strong>\u00a0<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">A partire dal 1\u00b0 maggio 2026, una volta stipulato il contratto di locazione, il locatore potr\u00e0 richiedere un anticipo pari al massimo a un mese di affitto. L\u2019anticipo massimo sull\u2019affitto \u00e8 di un mese (non sar\u00e0 pi\u00f9 possibile richiedere anticipi di 3 o 6 mesi).&nbsp;&nbsp;&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Sebbene i proprietari non possano chiedere n\u00e9 esigere il pagamento anticipato di pi\u00f9 di un mese di affitto, gli inquilini possono legalmente scegliere di versare volontariamente l\u2019affitto in anticipo dopo la firma del contratto.&nbsp;&nbsp;<\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>Divieto di \"guerre di offerte\" nel settore degli affitti<\/strong>&nbsp;<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">A partire dal 1\u00b0 maggio 2026, i proprietari e gli agenti immobiliari dovranno garantire che gli immobili proposti in affitto nell\u2019ambito di un APT riportino l\u2019importo del canone pubblicizzato. Una volta stabilito tale importo, i proprietari non potranno richiedere n\u00e9 accettare offerte superiori a quello pubblicizzato.&nbsp;&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Di conseguenza, gli inquilini non possono pi\u00f9 offrire una somma maggiore nel tentativo di assicurarsi l'affitto di un immobile. Potremmo iniziare a notare che gli immobili vengono pubblicizzati con un canone di affitto pi\u00f9 alto, proprio con l'intenzione di affittarli a un prezzo inferiore, in modo da attirare l'attenzione degli inquilini disposti a pagare canoni pi\u00f9 elevati.&nbsp;<\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>Alloggi in affitto per studenti appositamente realizzati&nbsp;<\/strong>&nbsp;<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">I proprietari devono tenere presente che i contratti di locazione stipulati per alloggi destinati specificatamente agli studenti (\u201c<strong>PBSA<\/strong>\u201d), stipulati dopo il 1\u00b0 maggio 2026, non sono considerati APT. Si tratta di un\u2019importante deroga. Si tratta invece di contratti di locazione di common law che possono scadere al termine di un periodo determinato.\u00a0Tuttavia, una PBSA privata pu\u00f2 beneficiare dell\u2019esenzione solo se \u00e8 pienamente registrata e conforme a un codice di condotta per la gestione degli alloggi approvato dal governo. Ci\u00f2 include il Codice degli standard ANUK\/Unipol.&nbsp;&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">I contratti di locazione PBSA in essere prima del 1\u00b0 maggio 2026 sono diventati APT. Esistono motivi di rescissione modificati (motivo 4A) per rescindere tali contratti.&nbsp;&nbsp;&nbsp;<\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>Affitti non PBSA&nbsp;<\/strong>&nbsp;<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">I contratti di locazione per studenti relativi ad alloggi non PBSA, indipendentemente dal fatto che siano stati stipulati prima o dopo il 1\u00b0 maggio 2026, sono APT e sono soggetti al nuovo motivo di recupero del possesso 4A, che offre ai proprietari di abitazioni a occupazione multipla un percorso mirato per recuperare il possesso nel periodo compreso tra il 1\u00b0 giugno e il 30 settembre di ogni anno. Ci\u00f2 coincide con la fine\/l\u2019inizio dell\u2019anno accademico.&nbsp;&nbsp;&nbsp;<\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>Modifiche alle informazioni (scritte) fornite agli inquilini<\/strong>&nbsp;<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">A partire dal 1\u00b0 maggio 2026, prima della stipula di un contratto di locazione (APT), \u00e8 necessario fornire agli inquilini le informazioni previste dalla legge, che includono gli aspetti fondamentali della legge stessa e le dichiarazioni relative agli obblighi del locatore.&nbsp;&nbsp;&nbsp;<\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>Divieto di discriminazione nell'ambito delle locazioni<\/strong>&nbsp;<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">A partire dal 1\u00b0 maggio 2026, la legge vieta qualsiasi forma di discriminazione, diretta o indiretta, nei confronti degli inquilini che hanno figli o che percepiscono prestazioni sociali.&nbsp;&nbsp;<\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>Prossima fase dei cambiamenti&nbsp;<\/strong>&nbsp;<\/h2>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>La legge di Awaab&nbsp;<\/strong>&nbsp;<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">La legge prevede che la \u201cLegge Awaab\u201d si applichi ai contratti di locazione del settore privato.\u00a0\u00a0La legge Awaab imporr\u00e0 ai proprietari di intervenire per risolvere i rischi per la salute e la sicurezza segnalati (in particolare umidit\u00e0 e muffa) entro i limiti stabiliti. Le prime stime indicano l\u2019attuazione nel 2027\/2028, poich\u00e9 ci\u00f2 richiede l\u2019adozione di normativa secondaria.&nbsp;&nbsp;&nbsp;<\/p>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>Il nuovo database dei proprietari&nbsp;<\/strong>&nbsp;<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">Il lancio di una nuova banca dati \u00e8 previsto a partire dalla fine del 2026. Si prevede che avvenga in due fasi: nella prima i proprietari dovranno registrare i propri dati zona per zona, dopodich\u00e9 il pubblico potr\u00e0 accedervi.&nbsp;&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Si prevede che le informazioni destinate al pubblico includano, come minimo, i dati del proprietario, la tipologia dell\u2019immobile, il numero di camere da letto, le informazioni relative alla sicurezza degli impianti a gas ed elettrici e la classe energetica.&nbsp;&nbsp;<\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>Conclusioni<\/strong>&nbsp;<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">\u00c8 opinione comune che il settore stia diventando sempre pi\u00f9 \u201cfavorevole agli inquilini\u201d. \u00c8 significativo che gli inquilini abbiano ora maggiori incentivi a contestare l\u2019affitto, soprattutto perch\u00e9 la data di riferimento a partire dalla quale \u00e8 dovuto l\u2019affitto maggiorato \u00e8 quella in cui il FTT emette la propria decisione. Poich\u00e9 le decisioni del FTT richiedono talvolta diversi mesi, l\u2019inquilino beneficia inoltre di un canone pi\u00f9 basso durante tale periodo. L\u2019aumento del numero di casi potrebbe inoltre mettere a dura prova un FTT gi\u00e0 oberato di lavoro.&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Noi di Ronald Fletcher Baker siamo nella posizione ideale per fornire consulenza sia ai proprietari che agli inquilini che operano in questo settore e che devono orientarsi tra i cambiamenti in atto. Per qualsiasi domanda o richiesta di consulenza, vi preghiamo di contattare:&nbsp;&nbsp;<a href=\"mailto:B.Frost@rfblegal.co.uk\" target=\"_blank\" rel=\"noreferrer noopener\">B.Frost@rfblegal.co.uk<\/a>&nbsp;e&nbsp;<a href=\"mailto:V.Goulielmos@rfblegal.co.uk\" target=\"_blank\" rel=\"noreferrer noopener\">V.Goulielmos@rfblegal.co.uk<\/a>&nbsp;.&nbsp;&nbsp;<\/p>","protected":false},"author":12,"featured_media":9964,"parent":0,"menu_order":0,"template":"","format":"standard","meta":{"_acf_changed":false,"om_disable_all_campaigns":false,"_uf_show_specific_survey":0,"_uf_disable_surveys":false,"footnotes":""},"categories":[20],"tags":[],"class_list":["post-9963","insight","type-insight","status-publish","format-standard","has-post-thumbnail","hentry","category-property-litigation"],"acf":[],"aioseo_notices":[],"aioseo_head":"\n\t\t<!-- All in One SEO 4.9.9 - aioseo.com -->\n\t<meta name=\"description\" content=\"Our previous article focused specifically on the abolition of \u2018section 21 evictions\u2019 following the Renters\u2019 Rights Act 2025 (the \u201cAct\u201d) and the implications on possession. 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This article considers further reforms introduced by the Act and those which are due to be implemented in the future. These have, and will continue to, alter the framework in which landlords and tenants operate. 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