The Act received Royal Assent on 27 October 2025, but most provisions were dormant when the legislation was introduced. The Government has now confirmed that 1 May 2026 is the commencement date for the first phase of the introduction of the Act’s major changes. This is the point at which the core reforms for the private rented sector in England will actually take effect, and when we will see real changes in day-to-day management across the sector.
On that date the following come into force:
- Assured shorthold tenancies will be abolished, meaning that fixed-term tenancies will cease to exist, and all existing ASTs will automatically convert into open-ended periodic assured tenancies, continuing on a monthly basis.
- Section 21 notices can no longer be served (notices served up to 30 April 2026 remain usable for a short transitional period).
- The notice period for rent increases will rise from one month to two months, and rent can only be increased via the statutory section 13 procedure. All other methods - including increases that are agreed by the tenant outside of the section 13 procedure - will no longer be permitted.
- Tenants gain stronger rights to challenge rent levels, including the starting rent. This allows the tribunal to consider whether the initial rent was above market level if a challenge is brought early in the tenancy.
- Rent bidding becomes unlawful.
- Landlords will be prohibited from taking more than one month’s rent in advance.
- It becomes unlawful to discriminate against tenancy applicants because they have children or receive benefits.
- Landlords must consider and respond to pet requests within a specified timeframe. The request cannot be unreasonably refused.
- Local councils obtain a statutory duty to enforce landlord legislation, backed by enhanced investigatory powers, expanded penalties (up to £40,000), and broader application of rent-repayment orders.
- New tenancy information duties begin:
- For tenancies created on or after 1 May 2026, landlords must provide a ‘Written Statement of Terms’ to tenants. Further information as to what needs to be included will be published in January 2026.
- For tenancies created before 1 May 2026, landlords will not need to issue new agreements. Instead, they must provide tenants with a government-published ‘Information Sheet’ on or before 31 May 2026. This will be available online in March 2026.
- Where an existing tenancy was agreed verbally, landlords must also provide a written summary of the main terms by 31 May 2026.
Phase two will follow later in 2026 and early 2027. It will introduce:
- A national PRS database
- Implementation will take place in two stages: first - landlord registration will be introduced by region; second - the database will be opened to public access.
- Mandatory membership of a PRS Landlord Ombudsman
- Again, it will be introduced in two stages: first - the Government will appoint the Ombudsman body and allow time for it to be set up; second - landlords will be required to join the scheme, which the Government expects to happen in 2028 once the service is ready.
Phase three will deliver the new Decent Homes Standard for the PRS, with implementation dates to be confirmed following consultation. Alongside this, the Government is developing related reforms, including updated Housing Health and Safety Rating System rules, the extension of Awaab’s Law to the PRS, and the outcome of separate consultations on Minimum Energy Efficiency Standards.
We will be publishing a series of blogs over the coming weeks covering the key elements of the reforms, including the courts and tribunal modernisation programme, the abolition of section 21 and fixed terms, the new statutory preconditions for possession orders, the revised framework for rent increases and rent challenges, the national PRS database and mandatory redress scheme, the introduction of a Decent Homes Standard, and the strengthened rights and protections available to renters.
If you have questions about the issues discussed in this article, or require advice in relation to the Renters’ Rights Act, please contact a member of our Real Estate Disputes team or your usual Brodies contact.
