Published: 14/11/2025
Renters' Rights Act - Implementation date 1st May 2026The Ministry of Housing, Communities and Local Government has today announced that "Phase 1" of the Renters' Rights Act will come into force on 1st May 2026. This phase focuses entirely on tenancy reform. Therefore, from 1st May 2026:
- All Assured Shorthold Tenancies will become Assured Periodic Tenancies. Tenancies will have no fixed end dates and will become rolling.
- Section 21 notices will be abolished.
- Rent increases will be permitted once per year by serving a Section 13 notice.
- Advance rent payments will be limited to 1 month's rent.
- "Rental Bidding" will be banned, meaning the advertised rent will be the maximum which can be agreed.
- Landlords will not be allowed to reject tenants simply because they have children or receive benefits and tenants will have the right to request to keep a pet (though landlords will be able to refuse upon reasonable grounds).
It is important to note however:
- Section 21 notices served before 1st May 2026 will still be valid until it expires (six months from service) or until the tenant vacates.
- Landlords will retain the right to terminate a tenancy if a) they wish to move into the property (or have a close family member move in), b) wish to sell the property, or c) if the tenant is in breach or there are rent arrears.
- Landlords and tenants with existing tenancies will not need to sign a new tenancy agreement. Landlords and agents will simply need to provide tenants with a government-produced information sheet explaining how the reforms affect the tenancy.
Phase 2 of the Act will be implemented in "late 2026". This covers the introduction of a new Landlord Ombudsman and the rollout of the new Private Rented Sector (PRS) Database.
Phase 3 of the Act is likely to be implemented from 2035-2037. This covers the implementation of the Decent Homes Standard and Awaab's Law.
More detail on all these changes can be found in our earlier article "Renters' Rights Bill achieves Royal Assent".
This information reflects our current understanding of the Renters Rights Act. We will release more updates in the coming months but if you have any queries about the Bill please do contact us. We will be pleased to help.
Disclaimer: This is for informational purposes only and does not constitute legal advice. For specific guidance, consult a solicitor.