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The Renters’ Rights Act received Royal Assent on 27 October 2025, marking the most significant overhaul of England’s private rental sector in nearly 40 years. While the Act is now law, its provisions will be phased in across three stages, starting 1 May 2026. Here’s what’s changing, when, and what it means for landlords.

Phase 1 – Core Reforms (Effective 1 May 2026)

From 1 May 2026, the following major changes will apply:

End of Section 21 “No-Fault” Evictions

Landlords will no longer be able to evict tenants without a valid reason. Possession will only be possible under Section 8 grounds, which have been expanded to include selling the property or moving in yourself.

Impact

  • Loss of flexibility for landlords; evictions will require evidence and may involve court proceedings.

  • Increased reliance on the court system, which is already under pressure, raising risks of delays and costs.

All Tenancies Become Periodic

Fixed-term tenancies will be abolished. All existing and new tenancies will automatically convert to open-ended periodic agreements.

Impact

  • No guaranteed minimum income period; tenants can leave with two months’ notice at any time.

  • Landlords must adapt business models to manage greater turnover and uncertainty.

 

Rent Increase Restrictions

Rent can only be increased once per year, using the statutory Section 13 process, with at least two months’ notice. Rental bidding wars are also banned; landlords must advertise a fixed rent and cannot accept offers above it.

Impact

Reduced ability to respond quickly to market changes. Breaches can result in penalties starting at £4,000.

Upfront Rent Capped

Advance rent is capped at one month for new tenancies.

Impact

Landlords lose a key risk-mitigation tool, potentially increasing exposure to arrears.

Pets and Discrimination Rules

Tenants gain the right to request pets; landlords must respond within 28 days and cannot unreasonably refuse. Blanket bans on tenants with children or benefits are now illegal.

Impact

Landlords may need to adjust insurance and tenancy agreements to accommodate pets. Non-compliance risks fines starting at £4,000.

Phase 2 – Compliance Infrastructure (Late 2026–2028)

Private Rented Sector Database

Mandatory landlord registration with annual fees; database rollout begins late 2026.

Landlord Ombudsman

A free dispute resolution service will become mandatory by 2028.

Impact

Increased administrative burden and costs for landlords. Greater scrutiny and accountability through public records and redress mechanisms.

Phase 3 – Property Standards (2030 onwards)

Decent Homes Standard

For the first time, private rentals must meet minimum standards for safety, repair, and thermal comfort, and be free from damp and mould.

Awaab’s Law

Landlords will have strict timeframes to fix serious hazards.

Impact

Significant compliance costs for landlords with older or poorly maintained properties with civil penalties up to £40,000 and potential criminal prosecution for non-compliance.

Key Deadlines at a Glance

  • 30 April 2026

    Last date to serve valid Section 21 notices.

  • 1 May 2026

    Core reforms go live (abolition of Section 21, periodic tenancies, rent rules, pets, discrimination ban).

  • 31 July 2026

    Last date for possession claims under existing Section 21 notices.

Practical Steps for Landlords

  • Review tenancy agreements now to ensure compliance by May 2026.

  • Budget for upgrades to meet the Decent Homes Standard and Awaab’s Law requirements.

  • Update processes for rent increases, possession claims, and handling pet requests.

  • Prepare for registration on the PRS database and engagement with the Ombudsman scheme.

 
 

Disclaimer - all information in this article was correct at time of publishing.

 

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