Preparing for the Renters' Rights Act

The first phase (part 1 of the Act) relating to tenancy reform will come into force on 1 May 2026. The rest of the Act will follow in 2 further stages. A full guide to the Act can be found on GOV.UK.

• Renting out your property: guidance for landlords and letting agents from the Ministry of Housing, Communities and Local Government

What these changes mean for you

Local authorities will have expanded powers to investigate landlords and enforce compliance. Penalties and fines for breaches of rental regulations will be significantly increased.

To prepare, you should:

• stay informed by regularly checking updates on GOV.UK
• review your property portfolio and identify any areas that require upgrades or compliance adjustments
• update tenancy agreements to align with the new legal requirements
• conduct regular property inspections to ensure ongoing compliance
• implement a clear record-keeping system to track compliance and avoid penalties
• engage with professional landlord associations to stay informed and receive expert guidance  

Phase 1 changes

Effective from 1 May 2026.

End of section 21 ‘no-fault’ evictions

Section 21 notices will be abolished. This means:

• landlords can only evict tenants for specific, legally valid reasons known as ‘possession grounds’
• within the first 12 months, notice can only be given in limited cases, such as rent arrears or antisocial behaviour
• after 12 months, landlords seeking possession can only do so under defined grounds, such as selling or moving into the property, within at least 4 months’ notice

End of fixed-term tenancies

Fixed-term assured and assured shorthold tenancies (ASTs) will be replaced by periodic assured tenancies (rolling tenancies).

• renters can remain in the property until they choose to leave or until the landlord serves a valid notice or obtains a court order
• tenants can end the tenancy at any time with 2 months’ notice

Rent increases

• limited to once per year and must reflect market rates
• landlords must give at least 2 months’ notice of any increase
• tenants can challenge increases through the First-tier Tribunal

Advance rent

• only one month’s rent can be taken in advance
• landlords cannot request payment before the agreement is signed

Written agreements

• every tenancy must be supported by a written contract

Right to request a pet

• landlords cannot refuse a tenant’s request to keep a pet without a valid reason

Ending rental bidding

• it will be unlawful to invite or accept offers above the advertised rent

End to discrimination

• landlords must not discriminate against tenants who receive benefits or have children

How to prepare for phase 1

• review your tenant screening process to ensure compliance with anti-discrimination rules
• assess applications based on affordability, references, and credit history only
• remove outdated policies that could unintentionally exclude certain groups
• verify that your letting agent follows the updated guidance if you use one
• publish the advertised rent clearly and do not accept offers above this amount
• understand the new possession grounds to know when and how you can legally regain possession
• maintain detailed records if you plan to sell, refurbish, or move into a property to support future possession claims
• enhance tenant communication for transparency and trust
• develop a fair and transparent pet policy that balances tenant needs with property upkeep
• create a rent review schedule to plan adjustments in a structured way
• base rent increases on market conditions to avoid disputes
• keep accurate records of rent changes and justifications for compliance
• research your local market to stay competitive, compliant and informed

Phase 2

Expected late 2026.

Private rented sector landlord ombudsman

A new Ombudsman will be introduced to resolve disputes between landlords and tenants:

• the Ombudsman’s decisions will be legally binding
• all landlords will be required to register with the scheme

Private rented sector database

A national database will be launched where all landlords must register their properties.

• this aims to improve transparency and strengthen enforcement across the rental market

How to prepare for phase 2

• register for the Ombudsman Scheme as soon as it becomes available
• prioritise clear communication with tenants to prevent disputes before they escalate
• maintain detailed records of maintenance requests and tenant interactions to support dispute resolution
• gather essential compliance documents in advance, including:
  • gas safety certificate
  • energy performance certificate (EPC)
  • electrical installation condition report (EICR)
• ensure all records are up to date to avoid compliance issues
• organise property certificates and documents in one central, easily accessible location
• implement a robust system to track deadlines and prevent missed obligations

Phase 3

Timescale to be confirmed.

Meeting the decent homes standard

The Decent Homes Standard will be extended to the private rental sector. This means properties must be:

• safe and well-maintained
• free from serious hazards such as damp, faulty wiring, or poor insulation
• fit for human habitation
• compliant with Awaab’s Law, which requires landlords to address damp and mould issues within set timescales

Read more about Awaab’s Law on GOV.UK.

How to prepare for phase 3

• carry out a full property inspection, either personally or with a qualified professional, to identify and resolve potential hazards
• budget for necessary repairs and improvements, as non-compliance could result in significant fines
• respond promptly to tenant repair requests, ensuring you meet the new legal timeframes