Phased introduction of Renters’ Rights Act to start on 1 May 2026

The Renters’ Rights Act will be implemented in three phases, with the first changes taking effect from 1 May 2026. 

The Government has confirmed the following timetable for the rollout of the new legislation, which received Royal Assent in October 2025: 

Phase One 

From 1 May 2026, the key changes are: 

• All Assured Shorthold Tenancies (ASTs) will convert to periodic agreements with no fixed end date. Where there is an existing tenancy agreement in place, landlords will need to provide the tenant with a copy of a Government-published ‘Information Sheet’ on or before 31 May 2026. For tenancies created on or after 1 May, a new tenancy agreement will be required. 
• Section 21 ‘no fault’ evictions abolished – landlords will need specific legal grounds for regaining possession. 
• Rent rises will be limited to once per year, capped at market levels and only one month’s rent in advance will be allowed. 
• Landlords must not unreasonably withhold consent to a request to rent with a pet. It will also be illegal to discriminate against renters who have children or receive benefits. 

Phase Two 

From late 2026: 

• Roll out of the Private Rented Sector (PRS) Database will start which will require all landlords to sign up and upload copies of gas and electricity safety check records and Energy Performance Certificates. Landlords will be required to pay an annual fee, details of which have yet to be announced. 
• Establishment of PRS Landlord Ombudsman to provide a redress service for tenants when things go wrong and guidance for landlords on handling complaints. The scheme will also be mandatory for landlords, but membership may not become obligatory until 2028. 

Phase Three 

• Introduction of Decent Homes Standards to ensure that all PRS properties meet a minimum standard of housing quality. Details of the standard are yet to be confirmed, but it is proposed that this will come into force between 2035 and 2037. 
• Awaab’s law to be extended to PRS, setting clear legally enforceable timeframes for within which landlords must respond to complaints about hazards, such as mould and damp. The Government will consult on the details of the policy and its implementation date in due course. 

For advice on any of the points above and how it might impact rural lettings, please contact Jess Mountain or Matthew Scott.