Renters Rights Act Starts 1 May 2026

The government has today confirmed that the Renters' Rights Act 2025 will commence on 1 May 2026, marking the formal end of Section 21 'no-reason' evictions and the start of the most significant overhaul of private renting in decades.

This announcement provides long-awaited certainty for landlords and letting agents, who now have just under six months to prepare for substantial changes to tenancy structure, rent increases, enforcement, and possession procedures.

A Single Implementation Date

The government has opted for a single commencement date for all private rented sector tenancies. From 1 May:

• Section 21 notices can no longer be served, and no new proceedings may be started on or after 1 August 2026.
• All existing assured and assured shorthold tenancies will convert to periodic assured tenancies under the new system.
• All new tenancies created on or after 1 May will immediately fall under the new rules.

This approach avoids the confusion of a dual system and aligns with the implementation model set out in the Act and the government's recently published guidance.

Landlords will not need to issue new tenancy agreements on conversion, but they must provide tenants with a government-produced information sheet explaining how their tenancy has transitioned. This must be issued within one month of commencement.

Key Changes Taking Effect on 1 May 2026

The initiation of the new tenancy framework brings with it several headline reforms:

End of Section 21 Evictions

Landlords will no longer be able to serve section 21 notices. Instead, landlords will rely on an updated and expanded set of grounds for possession, including new grounds for selling or moving into the property, and stricter rules around notice periods and re-letting restrictions.

New Rent Increase Rules

Rent can only be increased once per year using the revised section 13 process. The Tribunal will no longer be able to increase rent above what the landlord initially proposed, and rent increases can no longer be backdated. In cases of hardship, the Tribunal may defer the increase.

Prohibitions on Certain Practices

From 1 May, it will be illegal to:

• Increase rent more than once per year
• Request more than one month's rent in advance
• Engage in rental bidding wars or accept offers above the advertised rent
• Discriminate against prospective tenants because they receive benefits or have children
• Unreasonably refuse a tenant's request to keep a pet.

Strengthened Enforcement and Penalties

Local housing authorities will be responsible for enforcing the new requirements. From 1 May, they will have:

• New investigatory powers, including powers to obtain information and enter certain premises
• Increased civil penalties up to £7,000 for a first offence and up to £40,000 for repeat or serious breaches
• The ability for tenants or councils to seek rent repayment orders for a wider range of offences

The government has also allocated over £18 million to assist councils with preparation and early enforcement activity.

What Happens After May?

Two further implementation phases are planned:

• Late 2026 - Phase 2:
  • Launch of the Private Landlord Ombudsman
  • Rollout of the Private Rented Sector Database, with landlord registration phased by area
• Phase 3 (2027 onwards):
  • Introduction of the Decent Homes Standard for private renting
  • Consultation and introduction of Awaab's Law for the private sector

The press release also confirms that ongoing Section 21 court cases may continue, but any proceedings must be issued no later than 31 July 2026 for a Section 21 notice served before commencement.

Conclusion

Today's announcement finally provides certainty for landlords, letting agents and tenants. The next six months will be crucial for preparing documentation, reviewing processes, and ensuring compliance with the upcoming changes. We will continue publishing detailed guidance for members as each element of the Renters' Rights Act moves toward implementation.

For further details, read the official government announcement here.