The Renters’ Rights Act 2025 introduces the most wide‑ranging reforms to the private rented sector in England for a generation. The government has confirmed that the majority of the new legal rights and obligations will come into force on 1 May 2026, applying to all existing and new private tenancies at the same time.
This article focuses on the official implementation timeline, with particular emphasis on Phase 1 – the main implementation date of 1 May 2026. It explains what will change on that date and what landlords and tenants should be preparing for now.
Renter’ Rights Act 2025: Implementation timeline at a Glance
The reforms will be introduced in three distinct phases:
- Phase 1 – Main legal reforms (1 May 2026)
- Phase 2 – New regulatory systems (late 2026 to 2028)
- Phase 3 – Raising property standards (2030 onwards)
The most significant and immediate impact will occur at Phase 1, when core tenancy law changes take effect simultaneously across the private rented sector.
Phase 1: Main Implementation of the Renters’ Rights Act – 1 May 2026
From 1 May 2026, the central provisions of the Renters’ Rights Act 2025 will become law. These changes will apply to all private rented properties in England, regardless of when the tenancy began.
Abolition of Section 21 Evictions
One of the most significant reforms is the abolition of Section 21 “no‑fault” evictions.
From 1 May 2026:
- Landlords will no longer be able to evict tenants without giving a legally recognised reason
- Section 21 notices will be removed from housing law
Landlords will instead need to rely on updated Section 8 possession grounds, which the government has stated will be strengthened to balance tenant security with legitimate landlord needs. These grounds include selling the property, moving in a close family member, serious rent arrears, and antisocial behaviour.
Automatic move to periodic tenancies
From the implementation date, all Assured Shorthold Tenancies (ASTs), both existing and new, will automatically become open‑ended Assured Periodic Tenancies.
This means:
- Fixed-terms tenancies will end as the default model
- Tenancies will no longer have a fixed end date
- Tenants may leave at any time by giving at least two months’ notice
- Landlords can only recover possession using a valid statutory ground
This reform is intended to provide tenants with greater long‑term stability while maintaining lawful routes to possession for landlords.
Rent increases limited to once per year
The Renters’ Rights Act 2025 introduces tighter controls on rent increases from 1 May 2026.
Under the new rules:
- Rent can only be increased once in any 12-month period
- Landlords must use the Section 13 rent increase process
- A minimum of two months’ notice must be given
Tenants will retain the right to challenge rent increases they believe exceed the market rate at the First‑tier Tribunal.
Ban on Rental Bidding Wars
From May 2026, it will be illegal for landlords or letting agents to create bidding wars.
This includes:
- Inviting tenants to offer more than the advertised rent
- Accepting a higher rent offer after advertising a lower price
The government has confirmed that this measure is designed to improve fairness and transparency in high‑demand rental markets.
New legal rights for tenants to keep pets
From 1 May 2026, tenants will have a legal right to request permission to keep a pet.
Landlords:
- Must consider requests reasonably
- Can only refuse with a valid justification
- May require appropriate pet insurance to cover damage
Blankets bans o pets will no longer be permitted under tenancy agreements.
Ban on discrimination against families and benefit claimants
The Act makes it unlawful to impose blanket restrictions on:
- Tenants with children
- Tenants who receive benefits
This prohibition will apply from 1 May 2026 and reflects the government’s wider commitment to fair access to housing.
Phase 2: New Regulatory Systems (Late 2026 – 2028)
After the core legal reforms take effect, further regulatory measures will be introduced.
Private Rented Sector Database
A mandatory Private Rented Sector database will be rolled out regionally from late 2026. All landlords will be required to register themselves and their rental properties, improving transparency and enforcement.
Mandatory Landlord Ombudsman
A new Landlord Ombudsman scheme, expected to be fully operational by 2028, will provide a free dispute‑resolution service for tenants and apply to all private landlords, including those who self‑manage.
Phase 3: Raising Standards in the Private Rented Sector (2030 Onwards)
Long‑term reforms will focus on improving housing quality.
- All privately rented homes must reach a minimum EPC rating of C by 2030
- The Decent Homes Standard and Awaab’s Law will be extended to the private rented sector, with final enforcement dates still being confirmed
Preparing for 1 May 2026
With the main implementation data now clearly defined, early preparation is essential.
Landlords should:
- Review tenancy agreements and management processes
- Understand the revised possession framework
- Prepare for compliance with registration and future property standards
Tenants should:
- Familiarise themselves with their new rights from May 2026
- Keep clear records of rent payments, repairs, and communications
Renters’ Rights Act 2025 Legal Advice from GLP Solicitors
GLP Solicitors advises both landlords and tenants on housing law matters, including possession claims, unlawful eviction, rent disputes, and regulatory compliance.
If you are unsure how the Renters’ Rights Act 2025 and the 1 May 2026 implementation date will affect you, obtaining early legal advice can help you avoid costly disputes and ensure compliance.
This article is based on official UK government publications and policy statements relating to the Renters’ Rights Act 2025 and its implementation.