The Government has confirmed that the first stage of the new Renters’ Rights Act will come into force on 1st May 2026, marking the biggest shift to the private rented sector in almost four decades.
While there are still key documents and guidance awaiting publication, both landlords and tenants now have a clear date for when the initial wave of reforms will begin.
Below, we break down what is changing, what isn’t, and what landlords can do to prepare.
What Will Change on 1st May 2026?
Not all parts of the Act will begin at once. The following reforms will take effect on commencement day:
1. End of Section 21 (“No Fault”) Evictions
Landlords will no longer be able to issue Section 21 notices.
Future possession cases must rely on the updated Section 8 grounds, which are expected to be expanded.
2. End of Fixed-Term Tenancies
Most new tenancies will become periodic by default, giving renters more flexibility and reducing the risk of long-term fixed commitments.
3. Restrictions on Rent in Advance
Limits will be placed on how far in advance rent can be requested.
4. New Restrictions for Landlords
From 1st May it will be illegal to:
- Increase rent more than once per year
- Encourage rent bidding
- Discriminate against tenants based on receiving benefits or having children
5. New Fines and Enforcement Powers
Local councils will have authority to issue fines ranging from £7,000 to £40,000 for non-compliance.
Do Landlords Need New Tenancy Agreements?
No, existing tenants do not need to sign new agreements.
However, landlords must provide all tenants with a new information leaflet about the updated rules within one month of 1st May.
New tenancies created from 1st May onward will require a periodic assured tenancy agreement, with prescribed wording that the Government has not yet released.
Section 21 Notices: A Critical Deadline
If a landlord intends to issue a Section 21 notice before the ban:
- The notice must be served before 1st May
- Court applications for possession must be submitted on or before 31 July 2026, otherwise the notice becomes invalid
Rent Increases and Portfolio Review
With shorter tenancies and more frequent turnover likely under the new rules, landlords are advised to:
- Review rent levels across their portfolio
- Inspect properties for any safety or maintenance concerns
- Ensure referencing and complaint-handling processes are robust
- Confirm letting agents are prepared for the new regulatory requirements
What’s Coming Later?
The Renters’ Rights Act will roll out in three phases:
Phase 2 – Expected Late 2026
- A new Private Landlord Ombudsman
- A Private Rented Sector Database, requiring registration of landlords and properties
Phase 3 – Consultation Required
- A new Decent Homes Standard for PRS
- Extension of Awaab’s Law to private rentals
- A revised Housing Health & Safety Rating System (HHSRS)
What Happens Next?
The industry is awaiting the Government’s release of the essential tenancy documents and guidance needed to implement these changes smoothly. Without them, landlords, agents and tenants are left with uncertainty.
We will continue to follow updates closely and will share important changes as soon as they are published.
For further advice or support with your rental property, please get in touch with the BB&J team today.