Renters’ Rights Act: changes landlords need to prepare for

The Renters’ Rights Act represents the most extensive reform of England’s private rented sector in more than three decades.

Coming into force in stages from 1 May 2026, the legislation intends to deliver greater security, transparency, and fairness for tenants while creating clearer compliance requirements for landlords. The reforms fundamentally reshape how tenancies are granted, managed, and ended.

The sections below outline the key changes, provide a landlord focused timeline of critical dates, and highlight the practical steps property owners should take to prepare.

Key reforms at a glance

The Renters’ Rights Act introduces several structural changes that will affect how landlords grant tenancies, manage properties, and recover possession.

Abolition of section 21 “no fault” evictions

From 1 May 2026, landlords will no longer be able to evict tenants without a valid legal reason. All possession will instead rely on updated and strengthened section 8 grounds, such as selling the property, moving in a family member, serious rent arrears, or anti-social behaviour.

All tenancies become open-ended periodic

All existing and new assured shorthold tenancies automatically convert into assured periodic tenancies on 1 May 2026. Tenancies will no longer have a fixed end date, and tenants may leave with two months’ notice.

Rent increases limited to once annually

Rent may only be raised once every 12 months via the statutory section 13 process, with at least two months’ notice. Tenants retain the right to challenge above-market increases before the First-tier Tribunal.

Right to request a pet

Tenants gain the right to request consent to keep a pet. Landlords must respond within 28 days and cannot unreasonably refuse.

Ban on rental bidding and discrimination

Landlords cannot ask for or accept offers above the advertised rent and cannot refuse applicants on the basis of receiving benefits or having children.

Limit on upfront rent

No more than one month’s rent may be taken upfront at the start of a tenancy.

New regulatory bodies

A phased introduction from late 2026 will bring:

• A private rented sector (PRS) database.
• A PRS landlord ombudsman to resolve disputes and improve professional standards.

Higher property standards: Decent Homes Standard and Awaab’s Law

A Decent Homes Standard will apply to private rentals, with a mid-2030s target following consultation. Awaab’s Law will require hazards such as damp and mould to be addressed within strict timeframes.

Timeline of key dates and what landlords must do

Understanding when the reforms take effect is essential. The timeline below highlights the key milestones and the steps landlords should take at each stage.

27 December 2025: enhanced local authority enforcement

Local councils gain greater investigatory powers to request documents and inspect compliance.

Landlords should already have:

• A full compliance file per property, including gas safety certificates, electrical certificates, EPC, deposit documents, and licences.
• A repairs and hazards log with dates, photos, and contractor notes.
• Clear document holding arrangements with managing agents.

January to April 2026: preparation window

Landlords should use this period to become “phase one ready”.

Actions before 1 May 2026:

• Update tenancy agreement templates for periodic tenancies.
• Introduce section 13 based rent increase workflows.
• Update possession processes for section 8 only routes.
• Revise marketing practices, including no bidding wars, no discrimination, and no multi-month advance rent.

1 May 2026: phase one go live major reforms

This is the critical implementation date for most changes.

What changes on this date:

• Section 21 abolished.
• All ASTs become periodic tenancies.
• Rent increases limited to once yearly.
• Pet request rights activated.
• Ban on bidding above advertised rent.
• Ban on more than one month’s rent upfront.
• Ban on discrimination against benefit claimants and families.

Landlord actions for 1 May:

• Ensure all tenancy documentation complies with the new rules.
• Update notice templates and possession workflows.
• Review property condition in preparation for future Decent Homes Standard requirements.
• Train staff and agents on new statutory duties.

By 31 May 2026: information sheet deadline

Landlords must provide all existing tenants with the new Government Information Sheet and a written statement of terms if the original agreement was verbal.

Late 2026: phase two begins

Rollout of:

• PRS database regional implementation.
• PRS landlord ombudsman expected to become fully mandatory by 2028.

Landlord actions for late 2026:

• Prepare to register each property on the PRS database.
• Ensure policies and communication processes meet ombudsman standards, including timely responses and a structured complaints process.

2035 to 2037: phase three Decent Homes Standard

The private rented sector will adopt the Decent Homes Standard, raising safety, repair, and quality requirements. Exact timing remains subject to consultation.

Practical preparation checklist for landlords

To remain compliant and minimise legal or financial risk, landlords should prioritise the following.

1. Legal and administrative

• Review and update all tenancy agreements for periodic structure.
• Train staff on new notice processes and restrictions.
• Prepare evidence frameworks for section 8 possession grounds.
• Audit advertising and applicant selection processes to ensure compliance with anti-discrimination rules.

2. Financial

• Implement annual rent review scheduling and section 13 documentation.
• Review rent-setting processes to ensure increases are evidence based.

3. Operational

• Build or update digital compliance files for each property.
• Implement stricter repairs and hazards reporting workflows.
• Prepare documentation for the upcoming PRS database.
• Put a formal complaints process in place ahead of ombudsman membership.

4. Property standards

• Begin early improvements to address damp, mould, ventilation, and hazards.
• Update inspection routines to anticipate the Decent Homes Standard.

Legal advice for landlords

The Renters’ Rights Act marks a significant shift for the private rented sector. Landlords will face new rules on possession, tenancy structure, rent increases, and regulatory compliance. Preparing early will help avoid disruption once the reforms take effect.

Our solicitors advise landlords, property investors, and managing agents across a wide range of residential property matters. We assist with tenancy agreements, eviction and possession proceedings, landlord and tenant disputes, portfolio acquisitions and disposals, refinancing and lender requirements, and the day-to-day legal issues that arise in the management of rental property.

As the regulatory framework continues to evolve, obtaining clear legal advice can help landlords protect their position, manage risk, and ensure their property portfolios remain compliant.

Get in touch to speak with our solicitors.