The Government has begun the countdown for the largest shake up to the private lettings market in a generation, having announced the implementation dates for the Renters Rights Act 2025. It will be implemented in 3 phases as follows:
Phase 1: From 1 May 2026
- Section 21 Notices will be abolished for landlords in the private rented sector who will no longer be able to use Section 21 of the Housing Act 1988 for evictions;
- Fixed terms will be abolished for the vast majority of new and existing tenancies in the private rented sector as they will automatically become Assured Periodic Tenancies. Tenants can stay in as long as they like, until either the tenant serves notice or the landlord serves notice;
- Section 8 of the Housing Act 1988 will be amended to include further grounds to enable landlords to legitimately regain possession of their property;
- Rent can only be increased once a year using the statutory Section 13 Notice procedure;
- Rental bidding and advance rent will be banned;
- It will become illegal to discriminate against tenants that are in receipt of benefits or have children;
- Landlords will have a duty to consider tenant requests to keep a pet and to provide a valid reason if they refuse permission;
- Civil penalties for non-compliance will be expanded and rent repayment orders will be extended to superior landlords.
Phase 2: From late 2026
- There will be an introduction of the Private Rented Sector Database, and the Landlord Ombudsman
Phase 3: From 2030 onwards
The initiatives below are longer term measures to reform the private rented sector, and to bring a level of unity between the regulation that apply in social housing, to also apply in the private housing sector:
- Introduction of a Decent Homes Standard to the private rented sector. The proposal is to bring this into force in 2035 or 2037;
- All domestic privately rented properties must meet the Minimum Energy Efficiency Standard of EPC C or equivalent by 2030 unless there is a valid exemption in place;
- A review of the Housing Health and Safety Rating System (HHSRS) used to assess whether a property is fit for human habitation;
- An extension of Awaab’s law to the private rented sector, subject to further consultation.
The Government has said “Landlords and letting agents will be required to understand what the reforms mean for their business practices, and to adapt them accordingly. Local councils will need to understand and prepare for changes to enforcement powers and their expanded responsibilities. Others who support the sector, including advice service providers, and our courts and tribunals, will need time to get ready”.
In practice whether the sector itself is ready for the changes is a debate in and of itself, however, the long-discussed reforms will begin from 1 May 2026.
FAQs
Does this mean I should consider evicting my tenant now?
No, not necessarily. It depends on what your objectives are for the property. There will be additional grounds under the Section 8 procedure that still allows a landlord to obtain possession of their property.
We can discuss with you what your objectives are and whether considering possession now is sensible or not.
From 1 May 2026 should I still use a written agreement?
If you have an existing written tenancy with your tenant before 1 May 2026 then you do not need to update this. You will need to provide your tenants with an Information Sheet on or before 31 May 2026. The Government will publish this in March 2026.
If you have an existing verbal tenancy with your tenancy before 1 May 2026 then you will need to provide a written agreement with the specific information the Government requires you to provide to your tenant.
The Government in January 2026 will be providing a draft which contains the necessary information they require landlords to provide tenants.
However, we recommend that as these documents may be fallible, legal advice is sought so that you can have an appropriate agreement that incorporates what the Government requires in those documents.
What do I need to do now?
Now that the first implementation date for some of the changes has been announced it is important for landlords to be prepared.
The Government will be producing a booklet for landlords to provide relevant information regarding the changes.
However, it important for Landlords to ensure they understand the changes, and what it may mean for their tenancies, particularly if they are considering obtaining possession before the law changes.
Nockolds are here to help you with getting prepared for the changes. If you are concerned about the changes or want to obtain advice on your options please contact Saagar Mehta on 0203 892 6801 to see how we can help you.