Renters’ Rights Act 2025: Key dates confirmed

Phase 1 of the Renters’ Rights Act will take effect on 1 May 2026
Following its Royal Assent on 27 October, the implementation plan has been announced, and it will take place in phases, which will help with getting used to the new procedures and legislation.

Phase 1 will take effect on 1 May 2026, introducing a range of tenancy reforms. This gives tenants, landlords and agents lead time to fully understand and adjust to the new Phase 1 rules. There is one change happening before that on 27 December 2025. The other phases are planned for much later.

From 27 December local councils will be granted new investigatory powers and a stronger ability to inspect properties, demand documents, and access third-party data to crack down on rogue landlords and enforce housing standards more effectively. They will have a duty to enforce Housing Act breaches.

Let’s have a look at the Phase 1 changes:

1. On 1 May 2026, irrespective of their original “end date,” an Assured Shorthold Tenancy automatically will convert to become an Assured Periodic tenancy agreement. This means the length of the let automatically becomes an indefinite time period, which can be terminated either by the tenant giving two months’ notice or by the landlord serving a Section 8 notice.
   
   This does mean if there is a fixed term Assured Shorthold Tenancy in place, it will simply “fall away,” and it will be unlawful to maintain a former Assured Shorthold Tenancy on a fixed term.
    
2. From 1 May there will be a range of new Section 8 “grounds for possession” which landlords can rely on to give Notice to bring a tenancy to an end. Depending on which Ground will then determine the right Notice period. You can read more about these here A Guide to Notice Periods for Ending a Tenancy Agreement. It will be very important for a landlord to have documented evidence to support all grounds for repossession. We will be able to maintain the right audit trail of evidence to help support the Ground you will rely on.
   
   The Section 21 Notice (which most landlords are familiar with) will be abolished, and it will be unlawful to serve a Section 21 from 1 May 2026.
3. There will be different rules on applying a rent increase, which will apply from 1 May and must follow a set process using a Section 13 notice. They will only be permitted once per year, must be supported by market evidence, and the tenant should be given two months’ notice. We are well placed to review market rents in order to obtain comparable evidence and to help discuss a proposed rent increase with your tenant.
4. The Act gives tenants the right to request consent for a pet, which a landlord must consider and cannot refuse without good reason. There will be practical situations whereby the type of pet may not be appropriate, and we can help you and the tenant with this.
5. Rental bidding will be unlawful. This means it will be unlawful to accept an offer above the published market rent. Offers can be made up to the advertised rent or the asking rent price.
6. Accepting or requesting rent in advance from 1 May 2026 will be unlawful and subject to a fine if this is proven to have taken place. Carrying out tenant referencing and meeting the affordability criteria may mean some tenants will be excluded from taking a tenancy, and we can help manage this difficult message with your prospective tenant if the need arises.
7. Discriminating against renters with children or on benefits will be illegal.
8. Local housing authorities will be given more powers to penalise non-compliant landlords – including fines.

The other later phases of the Act involve the formation of a Private Rented Sector Landlord Ombudsman and the creation of a Private Rented Sector Database. These will not come into effect on 1 May 2026 and are not expected until the end of the year or even later.

None of the changes should phase responsible landlords; however, it will require a level of organisation, documentation and administration that was not previously required. Underpinning the Act is the tenant’s right to a fairer rental system, and we can help both you and your tenant navigate this new legislation.
If you are using our Fully Managed Service, then you can rely on us to guide you through the changes and prepare all documentation – and any evidence - as required. If you do not rely on us to manage your property fully, there is time between now and 1 May to have a conversation with your local branch about whether there is additional help you will need on-going, to prepare for, navigate and, most importantly, administer these changes.

The full guidance issued by the government can be found Renters' Rights Act 2025: Implementation roadmap - GOV.UK