Renters’ Rights Act: What It Means and What Comes Next

The Renters’ Rights Act (formerly known as the Renters’ Rights Bill) is now law and represents the most significant reform of the private rented sector in England in decades.

For landlords, agents and property managers – particularly in a fast‑moving market like London – the changes will affect how tenancies are structured, how rent is reviewed, how possession is regained, and how properties are regulated. While the legislation is already on the statute book, the government is introducing it in stages, with the first phase being implemented in May.

Below, we break down what the Act means in practice, what is changing, and when each part is due to come into force.

What is the Renters’ Rights Act?

The Act reforms the foundations of the private rented sector, replacing the assured shorthold tenancy model with a system designed to give tenants greater security while raising standards and accountability across the market.

Its core objectives are to reduce unfair evictions, improve property conditions, increase transparency around rents, and strengthen enforcement against poor practice. For professional landlords and managing agents, it also introduces new compliance obligations, including registration requirements and participation in a national ombudsman scheme.

Although the Act received Royal Assent in October 2025, most of its provisions are being phased in between early 2026 and 2028.

Section 21 abolished

One of the most widely discussed elements of the reform is the removal of Section 21, often referred to as the “no‑fault eviction” route. Under the current system, landlords have been able to regain possession of a property at the end of a fixed term without giving a specific reason, provided the correct notice has been served.

Under the new framework, this will no longer be possible. Instead, landlords will need to rely on the reformed Section 8 grounds for possession. These include situations such as serious rent arrears, repeated anti‑social behaviour, the landlord selling the property, or the landlord or an immediate family member moving in.

The intention is to provide tenants with greater long‑term security while still allowing landlords to recover their property where there is a legitimate reason to do so.

When does this start?

The abolition of Section 21 will take effect on 1 May 2026 for all private rented sector tenancies.

There will be a short transitional period. If a valid Section 21 notice is served before 1 May 2026, the courts will still be able to process possession claims based on that notice until 31 July 2026.

Restrictions on re-letting after eviction

The Act also places new limits on what landlords can do after regaining possession using certain grounds, particularly where the property is recovered in order to sell or for the landlord (or close family) to move in.

In these cases, a 12-month restricted period will apply, during which the property cannot be re-let or advertised for rent. The restriction begins from the later of the date the notice expires or when court proceedings start, meaning the overall delay can extend beyond a year from when notice is first served.

The aim is to prevent misuse of these possession grounds, such as evicting a tenant and then quickly re-letting at a higher rent.

When does this start?
These rules will apply from 1 May 2026.

Fixed‑term tenancies replaced with periodic tenancies

Alongside the removal of Section 21, the Act ends the use of fixed‑term assured shorthold tenancies as the default model.

All tenancies will become assured periodic tenancies, meaning they will run on a rolling basis rather than for a set six or twelve‑month term. Tenants will be able to leave at any point by giving two months’ notice, while landlords will only be able to bring a tenancy to an end by using one of the statutory possession grounds.

For agents and property managers, this will require changes to tenancy documentation, onboarding processes and landlord expectations around tenancy length and exit planning.

When does this start?

All existing and new assured shorthold tenancies will convert to the new periodic system from 1 May 2026.

Rent increases limited to once per year

The Act also reforms how and when rent can be increased during a tenancy.

Landlords will be limited to one rent increase in any twelve‑month period and must use the formal Section 13 notice procedure. Tenants who believe an increase is above market level will be able to challenge it through the First‑tier Tribunal.

In practical terms, this is intended to prevent sudden or repeated rent hikes and encourage more predictable, transparent pricing.

When does this start?

The new rent increase rules will apply from 1 May 2026.

Rental bidding wars banned

In recent years, competitive markets – particularly in London – have seen widespread use of informal bidding, sealed offers and tenants offering above the advertised rent to secure a property.

The Act introduces a ban on this practice. Properties must be marketed at a fixed rental price, and landlords and agents will be prohibited from inviting or accepting offers above that amount.

The aim is to improve fairness and reduce pressure on renters during the application process, while bringing greater consistency to how properties are advertised and let.

When does this start?

The bidding ban will come into force on 1 May 2026.

Limits on upfront rent payments

Another change affects how much rent landlords can request in advance at the start of a tenancy.

Landlords and/or managing agents will no longer be able to require rental payments to be paid upfront – a maximum of one month’s rent, plus the security deposit, will be able to be taken after the tenancy agreement has been signed. This is designed to reduce the financial barrier to entry for renters, particularly in higher‑cost areas.

When does this start?

The new limits on upfront rent apply from 1 May 2026.

Stronger anti‑discrimination protections

The Act introduces clearer rules to prevent discrimination in the letting process.

Blanket policies such as “no benefits”, “no children” or automatic refusals for tenants with pets will no longer be permitted unless there is an objective and lawful justification. Tenants will also gain a formal right to request permission to keep a pet, and landlords will not be able to refuse unreasonably.

For agents, this will mean reviewing marketing language, applicant screening processes and landlord instructions to ensure they remain compliant.

When does this start?

These protections will take effect from 1 May 2026.

Higher property standards

The government has committed to extending the Decent Homes Standard to the private rented sector, bringing it into line with expectations already placed on social housing.

This will require rental properties to meet clear minimum standards for safety, repair, heating, insulation and basic facilities. Further reforms, including extending Awaab’s Law to private rentals to address serious damp and mould issues, are also planned.

While the direction of travel is clear, the detailed regulations and enforcement framework are still subject to consultation.

When does this start?

Formal implementation dates have not yet been confirmed. These changes are expected to form part of later phases after 2026.

Stronger enforcement by councils

Local authorities will be given broader powers to police the sector and take action against non‑compliant landlords and agents.

This includes greater rights to request documentation, conduct investigations, access third‑party data, issue higher civil penalties and apply expanded rent repayment orders.

When does this start?

Enhanced investigation powers began on 27 December 2025, with further enforcement measures and penalties applying from 1 May 2026.

New landlord ombudsman and property database

Two major structural changes are planned to professionalise the sector further.

The first is a national digital Property Portal, where landlords will be required to register themselves and their rental properties and upload key compliance information. This will be accessible to local authorities and, in part, to tenants.

The second is a mandatory Landlord Ombudsman service, giving tenants access to an independent route for resolving disputes without having to go through the courts.

When does this start?

The Property Portal is expected to begin rolling out from late 2026. The Landlord Ombudsman scheme is anticipated around 2028, once the database is fully established.

What happens next?

The period between now and May 2026 is likely to be one of the most important transition phases the sector has seen.

Landlords and managing agents should already be reviewing tenancy agreements, updating internal processes, training staff on the new possession framework, and assessing property portfolios against future standards. Early preparation will help avoid disruption, reduce legal risk and ensure continuity of rental income.

With regulation increasing and processes becoming more formalised, professional property management is set to play an even more central role in helping landlords remain compliant and competitive.

Final thoughts

For landlords, the Renters’ Rights Act represents a major shift in both legal responsibilities and day‑to‑day tenancy management. Possession routes are changing, rent reviews are more tightly controlled, compliance expectations are higher, and new registration and dispute‑resolution systems are on the way. For many portfolios – particularly those with multiple properties – navigating these changes alone will become increasingly complex.

The good news is that with the right preparation, these reforms don’t need to be disruptive. Reviewing tenancy structures early, tightening processes, and ensuring properties meet upcoming standards can help protect rental income, reduce voids and avoid costly mistakes once the new rules take effect.

For landlords who prefer a more hands‑off approach, professional property management will play an even bigger role going forward – from compliant tenancy setup and rent reviews to handling possession correctly and staying on top of regulatory updates.

If you’d like to understand how the Renters’ Rights Act will affect your portfolio, or want support preparing for the 2026 changes, our team is always happy to help. Whether it’s a quick compliance check, advice on tenancy structures, or full management, getting ahead now can make the transition far smoother.