Further to receiving Royal Assent in October 2025, the Renters’ Right Act is now law, and is set to bring about significant reform to the private rental sector.
The majority of the Act isn’t yet in force, with the first phase to be brought in from 1st May 2026. This page will be updated as changes become live and when further commencement dates are confirmed so please check back regularly.
What will the Act do?
The Act is designed to improve the experience of private renting in England, redressing the imbalance between private landlords and tenants as the rights of tenants are strengthened whilst new duties and regulations apply to landlords.
The key measures being introduced through the Act and when they are expected to take effect are:
Phase 1- From 1st May 2026
- The end of Section 21 ‘no fault’ evictions: Landlords will only be able to evict tenants when they have a specific reason, using the (expanded) grounds for possession under the Section 8 process, such as tenant rent arrears, anti-social behaviour, or the landlord selling the property
- Simpler tenancy structure: All fixed-term assured tenancies will become periodic (a rolling agreement that continues indefinitely), and can be terminated only by the tenant providing two months’ written notice, or the landlord evicting the tenant using a Section 8 notice
- New rules on rent increases: Landlords will be permitted to raise the rent at their rental properties once per year, up to the market rate, only by way of serving a Section 13 notice (rent review clauses within tenancy agreements will now be redundant). At least two months’ notice must be provided (of the new rent taking effect), with the tenant having the ability to challenge the new rent at the First-Tier Tribunal if they believe that it exceeds the current market rate
- Restricting rent in advance payments: Although rent in advance payments at the start of a tenancy will still be permitted, these will be limited to up to one months’ rent only
- Protections against tenant discrimination and rental bidding: Discriminating against tenants in receipt of benefits or families with children will be banned. Although landlords will continue to have the final say on who they let their properties to, tenant selection processes must be fair and transparent, and based on affordability. Rental bidding will be outlawed, with a requirement for landlords and agents to publish an asking rent for a property, and not accept any bids over this price
- New rules on pets: Landlords will not be able to unreasonably withhold consent for a tenant to have a pet, with tenants having the ability to challenge unfair decisions
- Strengthening local authority enforcement powers: Local authorities will have new and extended powers to investigate landlords and enforce compliance, with a focus on financial civil penalties for breaches of the new rules.
Phase 2- From late 2026
- Private Rented Sector Database: All landlords will be legally required to register themselves and their rental properties on a new national database, with penalties to be applied to landlords in breach of this requirement. The database will aim to improve transparency and regulation of the sector, as private tenants and local authorities will be able to access key information about rental properties. A regional rollout of the database will commence in late-2026, with regulations to mandate landlord registration and payment of an annual fee
- A new Ombudsman Scheme: The Act will introduce a new redress scheme (Private Rented Sector Landlord Ombudsman Service) that all private landlords will be legally required to join. The service will handle disputes between private landlords and tenants and provide binding resolutions. It is likely that the legal requirement for landlords to be members will only take effect from 2028, allowing time for a scheme administrator to be appointed and set up the service, and sufficient notice to be given to landlords.
Phase 3- Dates to be confirmed following consultation
- Improving property standards: The Act will introduce a Decent Homes Standard to the private rental sector for the first time, ensuring properties are safe and well-maintained, and free from significant hazards. Awaab’s Law will also be extended to the sector, prescribing set timescales in which landlords must investigate and resolve serious issues such as damp and mould.
Stay up to date
This page will be updated in line with further government announcements concerning the rollout and implementation of the Act and any additional legislation or regulations.
Landlords can sign up to the Council’s Landlord Hub to receive updates on the Act and access to current guidance and templates, whilst keeping track of their rental properties and key compliance documentation in one place.
Engagement with professional landlord associations is also recommended to help stay informed and access practical guidance.
Useful resources