The Renters’ Rights Act is now close enough that landlords should be treating preparation as an operational priority. The reforms are expected to be implemented in three phases, beginning with a new tenancy system on 1 May 2026, followed by new landlord database and dispute resolution mechanisms in late 2026, and then longer-term measures aimed at raising housing quality standards from 2030 onwards. While the stated direction of travel is to professionalise the sector and strengthen tenant protections, the practical effect for landlords is a significant shift in risk management, documentation, and the day-to-day mechanics of running tenancies.

Phase one (1 May 2026) – Reshapes tenancy structures, possession routes, and rent controls

Phase one, starting on 1 May 2026, introduces a new tenancy regime and removes several familiar tools and assumptions that have shaped private renting for decades.

Key phase one changes at a glance:

  • Fixed-term tenancies removed; assured periodic tenancies become the default from the outset
  • Tenancies become open-ended; tenants can leave with two months’ notice
  • Landlords can end tenancies only using Section 8 grounds for possession
  • Section 21 abolished from 1 May 2026
  • New limits on rent in advance, rent increases, and bidding practices
  • Blanket bans on tenants with children or those receiving benefits become unlawful
  • New process and timeframe for pet requests
  • Expanded enforcement and higher penalties for non-compliance

The shift to assured periodic tenancies

With fixed terms removed, tenancies will no longer have a set end date. Tenants will be able to end the tenancy at any time by giving two months’ notice, while landlords will only be able to end a tenancy by relying on Section 8 grounds.

For landlords, the removal of fixed end dates increases the importance of what happens before the tenancy begins and how it is managed once underway. Landlords will need to place greater emphasis on careful tenant selection, clear and consistent communication, and maintaining positive landlord–tenant relationships, because the certainty of a fixed end date no longer applies. Landlords may need to reassess how they approach rent reviews, longer-term occupancy, and wider property investment planning given the open-ended nature of the new model.

Landlord implications to plan for:

  • Greater reliance on robust tenant selection and referencing processes
  • Increased need for consistent documentation of issues and tenant communications
  • A more “relationship-managed” tenancy, because there is no fixed end point
  • A need to re-think how you approach longer-term occupancy and planning

Abolition of Section 21

From 1 May 2026, landlords will no longer be able to regain possession without providing a specific legal reason because Section 21 notices are fully abolished. Possession will need to be sought using Section 8 grounds, such as rent arrears or breaches of the tenancy agreement, supported by appropriate evidence and compliance with prescribed legal processes.

Evidence focus:

  • Store evidence of payments, communications, and the condition of your property. This will help protect your position if you need to make a claim for possession.

New rules on rent and upfront payments

The Act introduces strict limits designed to remove financial barriers for tenants and standardise rent changes.

Rent and payments changes:

  • Rent in advance capped at no more than one month’s rent upfront
  • Rent increases limited to once a year, using the formal Section 13 process
  • Rent review clauses in tenancy agreements banned
  • Bidding wars banned—you cannot ask for, encourage, or accept offers above the advertised price

Fairer access and “blanket bans” banned

It becomes unlawful to deny applicants solely because they have children or receive benefits. Every application must be assessed on its own merits, using affordability and references rather than broad policies.

What this means operationally:

  • Greater importance on a consistent, evidence-led application process
  • Decision-making that can be justified on affordability and references

Tenants’ right to keep pets

Tenants can make a written request for a pet and landlords must respond within 28 days. Refusals are only permitted for reasonable and demonstrable reasons, such as the property being unsuitable for the type or size of pet, or restrictions in leases, superior landlord permissions, or building management rules. Where a request is approved, landlords may still use the tenancy deposit to cover damage caused by the pet. Key points points to consider are:

  • Request must be in writing
  • Landlord decision required within 28 days
  • Refusal must be reasonable and demonstrable
  • Deposit can cover pet-related damage if approved

Enhanced enforcement and higher penalties

Phase one also expands local authority powers and strengthens sanctions for non-compliance. Enforcement changes include:

  • Increased civil penalties for breaches of housing law
  • Wider use of rent repayment orders, extended to superior landlords
  • Higher maximum fines for repeat offenders

Phase two (late 2026) – Mandatory registration and a landlord ombudsman

Phase two is expected to begin in late 2026, introducing a mandatory national landlord and property database and a new ombudsman route intended to resolve disputes without court proceedings.

Phase two at a glance:

  • Mandatory national Private Rented Sector database
  • Mandatory membership of the Private Rented Sector Landlord Ombudsman
  • Greater sector visibility for local authorities and regulators
  • A more formalised approach to complaint handling and dispute resolution

Private Rented Sector database

The database is intended to create a national record of rented properties and the individuals responsible for managing them. Landlords will be required to provide key information for each property, including:

  • Address, property type, number of bedrooms, occupancy status, and whether the property is furnished
  • Contact details for all landlords, including joint landlords
  • Evidence of compliance with safety requirements, including valid Gas Safety Certificates, EICRs, and EPCs

Private rented sector landlord ombudsman

The Landlord Ombudsman will offer a free, impartial service for tenants to resolve disputes without court proceedings, and will provide guidance and training for landlords to help them manage complaints effectively. Membership will be mandatory for all private landlords and funded through a “fair fee structure,” with the exact cost and membership requirements to be confirmed closer to rollout.

Why this matters for landlords:

  • A likely increase in the importance of structured complaint handling
  • Greater need to keep clear records of actions taken and communications

Phase three (from 2030 onwards) – Quality standards, Awaab’s Law, and Decent Homes

Phase three focuses on improving property quality, safety, and sustainability across the private rented sector. The key measures are the rollout of Awaab’s Law and a Decent Homes Standard.

Decent Homes Standard

The DHS will set mandatory minimum requirements for health, safety, and habitability. It is expected to come into force in either 2035 or 2037, subject to change. Key areas include:

  • Health and safety: properties must be free from hazards such as damp, mould, structural defects, and faulty electrics
  • Habitability: adequate heating, sanitation, and functional facilities must be provided at all times
  • Energy efficiency: by 2030, properties are expected to meet EPC C or equivalent, unless formally exempt
  • Landlords will be legally obliged to maintain properties to these standards, with enforcement action possible for non-compliance

Awaab’s Law

Awaab’s Law introduces legally binding timescales to investigate and repair serious hazards. It became active for social housing in October 2025, and the government has confirmed its extension to the PRS via the Renters’ Rights Act.

Awaab’s Law landlord response timescales:

  • Emergency hazards: investigate and make safe within 24 hours
  • Significant hazards: complete investigation within 10 working days
  • Written summary: provide findings to the tenant within 3 working days of investigation
  • Start of repairs: significant repair work must begin within 5 working days

Tenants will have the right to challenge landlords who fail to act promptly, and local authorities are empowered to enforce compliance. If a property cannot be made safe within these windows, the landlord may be required to provide suitable alternative accommodation at their own expense.

What landlords should take from the phased rollout

Although the reforms are staged, the combined effect is to push landlords towards a more compliance-led operating model, with greater emphasis on documentation, clear processes, and responsive property management.

Practical priorities implied by the reforms:

  • Treat evidence retention as standard practice (payments, communications, condition)
  • Build processes that stand up to scrutiny for applications, rent changes, and complaints
  • Ensure compliance documents are current and organised ahead of database registration
  • Plan for tighter expectations on repair response times and property standards