With the Government’s official release of the implementation roadmap for the Renters’ Rights Act, landlords can now begin preparing for the reshaping of the private rented sector. This guide outlines the expected timeline for the reforms and highlights the key changes ahead.
Phase one comes into force on 1 May 2026, approximately six months after Royal Assent. This phase delivers the most immediate and impactful reforms, fundamentally altering how tenancies are structured, ended, and managed.
These changes apply across the private rented sector and will affect both new and existing tenancies.
Perhaps the most widely publicised reform is the abolition of Section 21 of the Housing Act 1988. From May 2026, landlords will no longer be able to regain possession of a property without providing a legally valid reason.
This change removes the ability to issue no-fault eviction notices with two months’ notice and instead requires landlords to rely on strengthened Section 8 possession grounds.
Permitted grounds for possession will include:
The Government has stated that these grounds will be clarified and strengthened to make sure landlords can still act where there is genuine need. Importantly, any Section 21 notice served before 1 May 2026 will remain valid until it expires or possession is achieved.
The Act will remove fixed-term tenancies entirely, replacing them with assured periodic tenancies as the default arrangement for all private renters.
Under this model:
This change is intended to prevent tenants from being locked into unsuitable or substandard accommodation while still allowing them flexibility to move due to life changes such as job relocation, family breakdown, or purchasing a home.
For landlords, this means adjusting expectations around guaranteed rental periods and focusing more heavily on tenant selection, referencing, and ongoing property management.
From 1 May 2026, rent increases will be limited to once every 12 months.
Rent review clauses included in tenancy agreements will no longer be valid for raising rent. Instead, landlords must follow the statutory Section 13 process, which includes serving a Form 4 to each tenant and providing a minimum of two months’ notice.
Tenants will have the right to challenge rent increases through the First-tier Tribunal if they believe the proposed rent exceeds local market value. The tribunal will assess comparable rents and determine whether the increase is fair.
Crucially, the tribunal will not be able to set rent above the landlord’s proposed figure, meaning tenants can challenge increases without financial risk.
To improve affordability and transparency, the Act will ban rental bidding. Landlords and agents will be prohibited from encouraging or accepting offers above the advertised rent, helping to prevent competitive bidding wars that disproportionately affect lower-income renters.
In addition, landlords will be restricted to requesting no more than one month’s rent in advance. While tenants may still choose to pay more voluntarily, landlords will no longer be able to make this a condition of the tenancy.
This change removes a significant financial barrier for:
The Act introduces stronger protections against discrimination in the rental market. Landlords and letting agents will no longer be allowed to refuse applicants simply because they have children or receive benefits.
This includes indirect discriminatory practices, such as:
Landlords must assess each applicant on their individual circumstances, affordability, and references rather than relying on blanket policies.
Tenants will gain a legal right to request permission to keep a pet, and landlords will only be able to refuse where it is reasonable to do so.
Key requirements include:
Because deposits are capped and may not fully cover potential pet-related damage, landlords may wish to consider specialist pet damage protection. Total Landlord now offers Pet Damage Protection when you take out a policy, providing an additional layer of security against accidental damage and wear caused by pets, allowing landlords to accommodate responsible pet owners with confidence.
Local authorities will receive expanded enforcement powers, including:
Councils will also have improved access to tenancy and property records and will be required to report enforcement activity consistently, increasing transparency across the sector.
Phase Two focuses on professionalising the sector through two major national systems, both expected to begin rollout in late 2026.
All private landlords will be required to register on a new government-run database. This will create a single national record of landlords and rented properties.
Expected information requirements include:
Final requirements will be confirmed through secondary legislation.
A mandatory Landlord Ombudsman will provide tenants with free access to independent dispute resolution, reducing reliance on the courts. The scheme will also support landlords with guidance and complaint-handling standards.
All landlords will be required to join and pay a membership fee, with costs confirmed closer to launch.
Ombudsman rollout stages:
Compulsory participation is expected from 2028, with advance notice provided.
Phase three of the Renters’ Rights Act represents the long-term transformation of the private rented sector, focusing on improving property quality, safety, and sustainability. This phase is designed to make sure that all tenants live in homes that are safe, healthy, and energy-efficient, while providing landlords with clear legal obligations and guidance.
The Decent Homes Standard will become the benchmark for all privately rented homes and is expected to come into force in either 2035 or 2037, though this remains subject to change. Properties must meet minimum requirements for:
Landlords will be expected to plan and carry out improvements proactively, prioritising works that address health hazards or major disrepair. Local authorities will be empowered to inspect properties, issue improvement notices, and enforce compliance, so that all the substandard homes are upgraded to meet Decent Home Standard requirements.
To improve energy efficiency and reduce utility costs for tenants, all privately rented properties must meet EPC C or equivalent by 2030, unless a valid exemption applies. This includes:
Landlords failing to meet these standards may face enforcement actions, including fines, rent repayment orders, and restrictions on renting out the property until compliance is achieved. This also aligns with the Government’s net-zero carbon targets, making rented homes more sustainable in the long term.
The Act will extend Awaab’s Law to all privately rented homes, giving tenants legally enforceable rights to demand action on serious hazards such as:
Landlords must respond and remediate such hazards within legally defined timescales, with tenants able to take enforcement action if issues are not addressed promptly. This reform makes sure homes are not only safe but also maintain healthy living conditions.
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