Renters’ Rights Act Measures to Take Effect on 1 May 2026

Insight Update - Renters’ Rights Act 2025

The Government has confirmed that the first phase of the Renters’ Rights Act 2025 will come into force on 1st May 2026, marking a major shift in how residential tenancies will operate across the private rented sector. These reforms will affect all landlords and tenants, with existing tenancies moving into the new system automatically.

While further guidance will follow in secondary legislation, the implementation roadmap now provides greater clarity, allowing landlords time to prepare.

Timeline for Implementation

1. From 1st May 2026 - Core Tenancy Reforms

The new tenancy system comes into effect, including:

• All private tenancies becoming periodic
• Abolition of Section 21 “no-fault” evictions
• A ban on landlords asking for more than one month’s rent in advance
• A ban on rental bidding
• Anti-discrimination measures, including protections for tenants with children or those receiving benefits
• Rent increases limited to once per year
• A strengthened tenant right to request a pet, which landlords must consider on a reasonable basis

These changes apply to all private tenancies, including those already in place on 1st May 2026.

2. Late 2026 - New PRS Infrastructure

• Introduction of the Private Landlord Ombudsman
• Rollout of the new PRS Database, requiring landlords to register properties and key compliance information

Further operational detail is expected later in 2026.

3. Future Phase - Decent Homes Standard & Awaab’s Law

The next stage will include:

• Extending the Decent Homes Standard to the private rented sector
• Consulting on applying Awaab’s Law, which sets strict response times for damp and mould

Consultations are expected much later, with timings still to be confirmed.

Section 21 Transitional Position

The current system remains in place until 1st May 2026.

• Landlords may still serve Section 21 notices up to this date.
• Any case already in progress can continue through the courts, with a final cut-off of 31st July 2026 for proceedings issued before 1st May.

After 1st May 2026, no new Section 21 notices can be served.

What This Means for Landlords

From May 2026, landlords will operate under a new tenancy framework that aims to simplify tenancies, strengthen tenant protections and introduce more regulatory oversight. The shift to periodic tenancies and removal of Section 21 will be particularly significant for portfolio planning and long-term management strategies.

Encouraging Early Preparation

Preparing ahead of time will help landlords transition smoothly. Sensible steps include:

• Reviewing existing tenancy arrangements before they convert to periodic
• Planning rent reviews in line with the once-per-year increase rule
• Ensuring property compliance (EPC, EICR, Gas Safety, damp & mould procedures) is fully up to date ahead of the PRS Database
• Considering long-term strategy in light of the end of Section 21
• Preparing internal processes for pet requests and anti-discrimination obligations

Starting early will help reduce risk and maintain compliance as the new rules take effect.

Final Thoughts

The confirmation of the 1st May 2026 implementation date marks the beginning of a major reform programme for the private rented sector. Brown&Co will continue to monitor developments closely as further guidance, legislation and timelines are released.

For tailored advice or assistance, please contact Josh Bailey, Senior Lettings Negotiator, on 01603 629871 or email josh.bailey@brown-co.com.