Renters’ Rights Act: May 2026 commencement day confirmed

The first set of changes under the Renters’ Rights Act will take effect on 1 May. NRLA chief executive Ben Beadle outlines what happens next and highlights why the Government must urgently publish key tenancy documents.

The countdown is now on.

With 1 May confirmed as the commencement date for the new Act, the sector is preparing for significant reforms. Key documentation is still absent from the Government’s roadmap, and with the Act introducing the most substantial changes in almost four decades, concerns are growing that the process may fail without the timely publication of essential guidance and written materials.

What will change on 1 May?
Not all provisions of the Act will take effect immediately, so it is important to be clear on what will change on day one.

From 1 May, the following elements of the Act will be introduced:

• Removal of Section 21, commonly known as the ‘no-fault’ eviction.

• Removal of fixed-term tenancies, with most tenancies becoming periodic by default.

• Restrictions on rent being taken in advance.

It will also become unlawful for landlords to:

• Increase rents more than once per year.

• Encourage rental bidding wars.

• Discriminate against prospective tenants because they receive benefits or have children.

New penalties will accompany the reforms.
Fines for breaches will range from £7,000 to £40,000 for serious or repeat offenders, and enforcement will fall to local authorities.

What must landlords do?
Landlords will be required to provide existing tenants with an information leaflet explaining the new rules within the first month after commencement. Importantly, tenants will not need to sign new tenancy agreements.

Any new tenancy beginning on or after 1 May must use a periodic assured tenancy agreement. The Government is expected to confirm the required content of both the information leaflet and the new tenancy template.

Section 21 repossessions
Section 21 will be abolished and replaced with a revised set of grounds under which landlords may seek possession. Until 1 May, Section 21 notices may still be issued, but court proceedings must be started on or before 31 July 2026 to remain valid.

After that date, Section 21 will no longer be available, and all possession claims must rely on the Section 8 grounds-based process.

Rent increases
Landlords are advised to review rent levels across their portfolios to ensure they account for increased turnover risk once periodic tenancies become the norm.

Essential preparation checklist
Landlords are encouraged to:

• Review their portfolios.

• Inspect properties and address any potential hazards.

• Update processes for tenant referencing, advertising, and logging repairs or complaints.

• Check that letting or managing agents are prepared for the upcoming changes.

• Consider training to understand the requirements of the Act.

Is a six-month transition enough?
Sector representatives have called for a minimum six-month lead-in period once secondary legislation is published, to ensure landlords and agents have sufficient time to prepare. Whether this becomes achievable now depends on how quickly the Government releases the required documents.

What needs to happen next?
Progress now hinges on the Government producing the secondary legislation and essential documents. The NRLA has emphasised that delays risk causing confusion across the sector. Concerns have also been raised about the capacity of the county court system, where possession cases already face waits of more than six months. Clear and actionable plans—beyond broad promises of digital improvements—are urgently needed.

What about the rest of the Act?
The remaining parts of the Act will be introduced in two further phases.

Phase Two (expected in late 2026) will include:

• A Private Landlord Ombudsman to resolve disputes outside of court.

• A Private Rented Sector Database requiring all landlords and properties to be registered. This will be rolled out in stages throughout late 2026.

Phase Three, which requires public consultation, will include:

• A new Decent Homes Standard for the private rented sector, including an updated Housing Health and Safety Rating System.

• The extension of Awaab’s Law to the PRS, introducing strict timeframes for addressing serious hazards such as damp and mould.

No timetable has been provided for Phase Three, so updates will follow as further information becomes available.

Although the legislation primarily affects the private rented sector in England, certain aspects will also apply in Wales.