The long anticipated Renters’ Rights Act is now law, and major changes are coming soon. To help you prepare, here’s a clear breakdown of when the reforms are suspected to be implemented and what obligations you’ll need to meet.
When does it start?
The Act received Royal Assent on 27 October 2025, meaning its officially law.
However, not all provisions apply immediately. The government is phasing in the reforms so there’s time to adjust. Most core reforms take effect on 1 May 2026.
Phase 1
27 December 2025:
- Local councils’ new enforcement powers take effect.
1 May 2026:
- Abolition of Section 21 “no fault” evictions.
- End of fixed-term Assured Shorthold Tenancy agreements in favour of open ended Assured Periodic Tenancies.
- New possession grounds replacing the former Section 8 framework.
- Pet requests must be considered within 28 days.
- Enhanced enforcement and penalties.
- Rent increases limited to once per year via the Section 13 process.
- Ban on rental bidding wars.
- Anti-discrimination provisions covering families and benefit recipients.
31 May 2026:
- Landlords must provide tenants with a government information sheet which is yet to be published.
31 July 2026:
- Final date to issue any Section 21 accelerated claims for possession based on valid Section 21 Notice served before 1 May 2026
Phase 2: Late 2026
- A Private Rented Sector Database goes live, requiring landlord registration.
- A Landlord Ombudsman is established to resolve disputes.
Phase 3: Long Term Standards
A modernised Decent Homes Standard will apply later, potentially not until 2035 or beyond.
What should landlords do now?
- Review current tenancies and prepare for conversion to periodic contracts.
- Update tenancy agreements for the new legal framework.
- Budget for compliance costs and administrative changes.
- Communicate clearly with tenants about upcoming reforms.
The Renters’ Rights Act represents a major shift, but the phased timeline offers landlords a chance
to prepare well ahead of the first major changes on 1 May 2026.
If you need further assistance, contact our specialist solicitors today on 0161 696 6170 or fill in our enquiry form.
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