The Renters’ Rights Act
The Renters’ Rights Act lays the foundations for a host of renting reforms – are you ready?
The Renters’ Rights Act, in a nutshell:
The Renters’ Rights Act revolves around strengthening the rights of tenants – paving the way for a more regulated, evidence-based system which imposes strict penalties for landlords who fail to comply with the regulations.
The reforms, which will only be implemented in England and not the whole of the UK (apart from one small change for landlords in Wales, more on that below) are set to take effect in phases. Full implementation is expected to be achieved by 2037.
While this may seem like a long way off, big changes are set to come into force as early as May 2026 – and the deadlines to start putting safeguards in place are even earlier still.
How could the Renters’ Rights Act affect you?
Amongst the most notable changes coming in sooner rather than later, Section 21 notices – which enable landlords to evict tenants without requiring a reason to do so – are set to be abolished from 1 May 2026.
As such, if you’re planning to terminate a tenancy requiring two months’ notice, you only have until 30 April to do so via the Section 21 notice mechanism. Thereafter, tenancies must be terminated via a Section 8 notice – which only permits termination if one or more of the specified grounds are met.
What this means for you:
A Section 21 notice requires between two and six months’ notice depending on how frequently rent is demanded and paid.
If you’re planning to serve a Section 21 notice for tenancies requiring six months’ notice: The deadline to serve a Section 21 notice passed on 31 January – you must now serve a Section 8 notice instead.
If you’re planning to terminate a tenancy requiring two months’ notice: You can still serve a Section 21 notice – but must do so before the deadline of 30 April. From 1 May 2026 onwards, you will need to serve a Section 8 notice.
The Timeline:
To help you get to grips with the changes, here’s a phase-by-phase roadmap of the journey to implementation, where we’re heading next, and key deadlines for your diary:
The timeline
11 September 2024: The Renters’ Rights Bill was introduced to parliament.
27 October 2025: The Bill received Royal Assent, becoming the Renters’ Rights Act 2025.
6 November 2025: A guide for landlords and local authorities was published.
27 December 2025:
- The definition of an assured tenancy was revised to exclude long residential leases of more than 21 years.
- Local authorities also received new investigatory and enforcement powers.
31 January 2026: Deadline for landlords to serve a valid Section 21 notice for tenancies requiring six months’ notice.
30 April 2026: Deadline for landlords to serve a valid Section 21 notice for tenancies requiring two months’ notice.
1 May 2026:
- All assured shorthold tenancies will become assured periodic tenancies.
- There will be changes to some of the existing grounds under Section 8 of the Housing Act 1988, alongside the addition of 20 new grounds.
- Landlords will only be able to increase rent once every 52 weeks; any increases must accord with Section 13 of the Housing Act 1988.
- A cap on the maximum rent paid in advance of one month will be introduced for new tenancies. It will also no longer be permitted to request payment for rental periods in excess of one month.
- Marketing details must include details of proposed rent for new lets, and a ban on encouraging or inviting higher bids, or accepting an offer more than the stated rent, will come into force.
- Discrimination against families or those in receipt of benefits will be prohibited.
- New financial penalties will be introduced, while the scope of existing penalties will be expanded.
- A new suite of prescribed forms will be introduced to correlate with the various changes.
31 May 2026: Deadline to provide an information sheet to existing tenants whose tenancies pre-date 1 May.
31 July 2026: Deadline to issue a claim based on a valid Section 21 notice.
Late 2026:
- A national Private Rented Sector Database will be launched.
- A Private Rented Sector Landlord Ombudsman will be established.
- There will be increased resource and capacity for the county courts, including a fully digital possession service (which is expected to be fully operational by April 2027).
- 2030: The minimum EPC rating of will be increased from E to C (barring a valid exemption).
- 2035–2037: The Decent Homes Standard for the private rented sector will be introduced.
- Awaab’s Law will be extended to the private rented sector.
- The Housing Health and Safety Rating System will be reviewed and updated.
- A tribunal-like mechanism for initial rent determinations may be introduced.
What steps can you take to prepare?
For landlords intending to terminate tenancies requiring two months’ notice, the deadline of 30 April is fast-approaching – and now is the time to get your house in order.
Proactivity is key. If you think you may need to terminate a tenancy requiring two months’ notice via a Section 21 notice, here are just a few considerations you should be thinking about ahead of the changes taking effect:
- Identify and address any compliance gaps which could invalidate notices.
- Ensure notice is served in good time ahead of the 30 April deadline.
- The Act paves the way for a more regulated, evidence-based system where delays, stricter penalties, and increased tenant protections will abound – start laying the groundwork now to ensure you’re prepared.
How the Renters’ Rights Act will impact Welsh Landlords:
The Act will not impact (apart from the small change set out below) landlords in Wales. This is because housing is devolved – meaning that the Welsh Government has the authority to create its own housing policy and laws.
The Renting Homes (Wales) Act 2016 (the RHWA) overhauled the residential rental sector in Wales in 2022, so Welsh landlords are ahead of English ones when it comes to the minefield of implementing a new regime.
Welsh Landlords
How could it impact your business?
For Welsh landlords, there is very little that will need to be done as the Act does not override the RHWA. The RHWA will continue to govern the private rental sector and the only provisions in the Act that will apply to Wales relate to discrimination. Once implemented, a landlord will not be able to:
- Deter prospective tenants who receive benefits or who have children from enquiring about a property;
- Refuse or restrict their access to viewings; or
- Exclude them from entering into an occupation contract.
Looking to prepare for the changes and need a helping hand?
The Renters’ Rights Act presents a host of pertinent considerations for landlords. As the scope of property legislation broadens and regulation tightens, now is the time to start laying the foundations to ensure a smooth transition.
With an unrivalled nationwide team of experts under one roof, we’ll examine your situation from all angles to curate a solution that’s purpose-built for your portfolio – and designed to stand the test of time.
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