The UK Government has confirmed the timeline for implementing the Renters’ Rights Act, marking the most significant overhaul of the private rented sector in over 40 years. If you’re a landlord, these changes will affect how you manage your properties, interact with tenants and comply with new legal obligations.
When does it start?
The first phase of reforms will come into effect on 1 May 2026. This gives landlords and letting agents time to prepare, but the scale of changes means planning should start now. Further phases will follow from late 2026 and beyond.
Phase 1: Key Changes from May 2026
• End of section 21 ‘no-fault’ evictions: landlords will no longer be able to use section 21 of the Housing Act 1988 to evict their tenants.
• Introduction of periodic tenancies: All tenancies will move to a periodic model, offering flexibility while still allowing landlords to regain possession under fair and expanded Section 8 grounds.
• Rent increases limited to once per year: Tenants will be able to challenge excessive hikes, but landlords can still adjust rents to market levels.
• Ban on rental bidding and advance rent: landlords and letting agents will not be able to ask for, encourage, or accept an offer that is higher than the advertised rent. Landlords and agents will also not be able to request more than 1 month’s rent in advance.
• Anti-discrimination rules regarding renters who have children or receive benefits: This includes withholding information about a property (including its availability), stopping someone from viewing it, or refusing to grant a tenancy.
• Pet-friendly reforms: Landlords must consider reasonable requests from tenants to keep pets.
• Strengthening of local council enforcement and rent repayment orders
• Landlords will not be able to sell or move into a property in the first 12 months after a tenancy begins: 4 months’ notice is required thereafter.
Phase 2 and beyond
• Private Landlord Ombudsman: A new ombudsman will provide free dispute resolution without going to court.
• PRS Database: Landlords will need to register themselves and their properties on a national database.
• Decent Homes Standard & Awaab’s Law: Future phases will introduce stricter standards for property conditions and safety.
What does this mean for landlords?
• Updating of tenancy agreements: New government guidance will be published in early 2026.
• Prepare for enforcement: Councils will have stronger powers, including fines up to £7,000 (and up to £40,000 for serious breaches).
• Court system changes: Expect digitisation and reforms to speed up possession cases, but details remain unclear.
With major changes on the horizon, early preparation is essential. Reviewing your tenancy agreements now and staying up to date with forthcoming guidance will help you stay compliant and avoid last-minute stress. A little planning today can save a lot of headaches tomorrow.
Sources:
Implementing the Renters' Rights Act 2025: Our roadmap for reforming the Private Rented Sector - GOV.UK
Government shares roadmap for implementation of Renters' Rights Act | Today's Conveyancer
UK sets date for Renters’ Rights Act implementation | Mortgage Introducer
