The Renters’ Right Act is now law, bringing in significant new rules, rights and responsibilities for private landlords, letting agents and tenants. 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.
This page sets out the main measures to be introduced through the Act and when they will apply.
Implementation of the Act
The Act will be implemented over the coming years in three phases, as set out in the Government’s Implementation roadmap (external link).
Phase 1 - from 1st May 2026
This first phase acts to implement the new tenancy regime, and is now live. The key measures to apply from 1st May 2026 are:
- The end of Section 21 ‘no fault’ evictions: Landlords can now only 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 former fixed-term assured tenancies are now periodic (a rolling agreement that continues indefinitely), and can be terminated only by the tenant providing up to two months’ written notice, or the landlord evicting the tenant using a Section 8 notice
- New rules on rent increases: Landlords are 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 are now redundant). At least two months’ notice must be provided (of the new rent taking effect), with a 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 are still permitted, these are limited to up to one months’ rent only. Such payments can only be requested after a tenancy agreement has been signed
- Protections against tenant discrimination and rental bidding: Discriminating against tenants in receipt of benefits or families with children is now outlawed. 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 is also outlawed, with a requirement for landlords and agents to publish an asking rent for a property, and not to accept any bids or offers of rent over this price
- New rules on pets: Landlords cannot unreasonably withhold consent for a tenant to have a pet, with tenants having the ability to challenge unfair decisions at a court
- Strengthening local authority enforcement powers: Local authorities have new and extended powers to investigate landlords and enforce compliance, with a focus on financial civil penalties for breaches of the new rules.
Key requirements and documentation for Phase 1
- Written tenancy terms - from 1st May 2026 all tenants must be provided with written information about key terms of their tenancy, including the landlord’s name and address, the property address, the tenancy start date, the rent amount and when it is due, how the tenancy can be ended (by the landlord or tenant), and landlord repair and safety obligations. This information will need to be provided by the landlord or agent whenever a new tenancy is created. It is expected that this information will be included within a written tenancy agreement, but it can be provided separately. For existing tenancies, which are based solely on a verbal agreement, written information about key tenancy terms must be provided by 31st May 2026
Government guidance (external link) sets out the full list of information that must be provided
- Renters’ Rights Act Information Sheet - for existing tenancies, with a written tenancy agreement in place, the landlord must instead provide a government-produced document which sets out the key changes in law - the Renters’ Rights Act Information Sheet 2026 (external link). This must be provided to all tenants by 31st May 2026
- Assured Tenancy Forms - any notices or actions in relation to assured tenancies from 1st May 2026 should be taken using the updated forms, including Form 3A (Notice of seeking possession under the Section 8 process) and Form 4A (Notice to increase rent under Section 13 process). See Assured tenancy forms (external link) for more information.
Phase 2 - from late 2026
Phase 2 will introduce the Private Rented Sector (PRS) Database and Landlord Ombudsman Scheme in two key stages, beginning in late 2026:
- Stage 1 - Regional rollout of the PRS Database for landlords and local councils: 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. As a minimum, it is expected that the database entry for each property will include: the landlord’s contact details, the property details e.g. the type of property and number of bedrooms, and key safety information, such as gas, electric, and energy performance certificates. A regional rollout of the database will commence in late 2026, with regulations to mandate landlord registration and the payment of an annual fee (the fee amount will be confirmed closer to launch)
- Stage 2 – Further rollout of the database and a new Ombudsman Scheme: Public (including tenant) access to the PRS Database and data sharing will be enabled following the launch of landlord registration. Stage 2 will also see the introduction of a new redress scheme (the 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
Phase 3 relates to longer term measures to improve property standards in the sector:
- A new Decent Homes Standard: The Act will introduce a Decent Homes Standard (DHS) to the private rental sector for the first time, ensuring properties are safe, well-maintained, and free from significant hazards. The new DHS will apply to both social and private rented sectors from 2035. See the new Decent Homes Standard: policy statement (external link) for further information
- Awaab’s Law will also be extended to the private rental sector, prescribing set timescales in which landlords must investigate and resolve serious issues such as damp and mould. Implementation timescales will be consulted on and confirmed in due course.
Further information and useful resources