In our previous New Renter’s Rights – October 2025 update, we outlined the key proposals of the Renters’ Rights Act 2025 and what landlords and tenants could expect in the months ahead. Since then, there has been further clarity on how and when the reforms will take effect.

The Renters’ Rights Act represents a substantial shift in the balance between landlord and tenant rights. While the reforms aim to improve security and standards for renters, they also introduce new obligations and risks for landlords.

This article aims to summarise the changes and highlight the steps landlords should now be considering.

A phased approach

The Renters’ Rights Act became law at the end of October 2025. However, the changes are not being introduced all at once. Instead, the Government has confirmed a staged rollout designed to give landlords, agents and local authorities time to prepare.

The most significant set of changes is scheduled to come into force on 1 May 2026, with further reforms following later.

Key changes taking effect from 1 May 2026

From 1 May 2026, most of the core reforms will apply to both new and existing residential tenancies in the private rented sector.

Abolition of No-Fault Evictions

The last date to serve a Section 21 notice is 30th April 2026. Landlords will no longer be able to recover possession without providing a reason. Possession will instead depend on statutory grounds, requiring landlords to evidence specific circumstances, such as rent arrears or the intention to sell.

The last date to file a Section 21 claim with the court is 31st July 2026.

Move to Open-Ended Tenancies

Fixed-term assured shorthold tenancies will be replaced by periodic tenancies. This means that tenancies will no longer have a fixed end date, and tenants will be able to leave by giving the relevant notice.

Changes to Rent Increases

Rent increases will be limited in frequency, with landlords generally restricted to one increase per year. New procedural requirements will apply and need to be followed, and tenants will be able to challenge proposed increases through a Tribunal process without paying a fee.

Deposit and Rent in Advance Limits

Deposits will be capped at the equivalent of one month’s rent. The amount of rent that can be requested upfront will also be restricted.

Strengthened Tenant Rights

Tenants will gain additional rights, including the ability to request permission to keep pets. While landlords can still refuse consent in appropriate circumstances, refusals will need to be reasonable and, in some cases, supported by evidence.

Required Service of Documents by 31 May 2026

As a result of the changes occurring on 1 May 2026, Landlords will need to send their existing tenants the government ‘Information Sheet’ by 31 May 2026. Failure to do so may result in penalties. The Government is expected to publish the ‘Information Sheet’ online in March 2026.

For any current verbally agreed tenancies (those which do not have written agreements in place), Landlords will need to send their tenants the ‘Written Statement of Terms’ by 31 May 2026. A draft of the Written Statement of Terms was published by the Government online on 19 January 2026.

The Written Statement of Terms will need to be provided to tenants before any new period tenancies are entered into.

Later phases: What is still to come

Not all elements of the Act will commence from 1 May 2026. Further reforms are expected to be introduced later in the year and beyond, including:

  • The creation of a Private Rented Sector Ombudsman – intended to provide a formal route for resolving disputes without court proceedings.

  • The introduction of a National Landlord and Property Database – aimed at improving transparency and enforcement.

  • Enhanced enforcement powers for local authorities – alongside new compliance duties for landlords relating to home standards.

Precise commencement dates for these measures have not yet been confirmed, but further guidance is expected as implementation progresses.

Next steps for landlords

With the first phase only a few months away, landlords should begin preparing now. This may include:

  • Reviewing existing tenancy agreements and planning for the transition to periodic tenancies.

  • Familiarising themselves with the revised possession grounds and notice requirements.

  • Updating policies on rent reviews, deposits and rent in advance.

  • Considering how requests relating to pets and tenant mobility will be handled.

Early preparation will be key to minimising disruption and avoiding disputes once the new regime takes effect.

Help from Backhouse Solicitors

If you are facing a dispute with a tenant or landlord and require advice on how these changes may affect your specific circumstances, we can help. Contact our Litigation and Dispute Resolution experts.

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