The UK Government has now confirmed a firm date for the first wave of reforms under the Renters’ Rights Act – 1 May 2026. This marks the biggest shift in tenancy law for nearly 40 years, and it affects every agent, landlord, and tenant in England.
With the date now set, the sector can finally prepare for a complete reset of how to manage and let private rented homes.
What Happens on 1 May 2026?
On this date, all existing and new private tenancies in England will move onto the new system. This includes major changes that have been discussed for years, such as:
Transition to Periodic Tenancies
Fixed-term Assured Shorthold Tenancies (ASTs) will disappear.
Every tenancy becomes periodic, giving tenants more flexibility and requiring landlords and agents to update processes and expectations.
Limits on Rent in Advance
A new legal cap will stop landlords from requesting excessive rent upfront.
Ban on Rental Bidding
The common practice of tenants offering above the advertised rent will no longer be allowed.
Clearer Rules for Rent Increases
Rent increases will only be allowed once per year and must follow the updated Section 13 process, giving tenants stronger protection and clarity.
Strengthened Anti-Discrimination Measures
New rules will ensure fairer access to homes for all applicants.
New Rights Around Pets
Tenants will have new rights to request a pet, and landlords will need a valid reason to refuse.
These reforms are the centrepiece of Phase One and introduce the most immediate operational changes for the sector.
Abolition of Section 21 – But Not Overnight
Although Section 21 is being abolished as part of the new system, it won’t disappear instantly.
- Any Section 21 notice served before 1 May 2026 will remain valid for up to six months.
- This creates breathing space and avoids a last-minute rush on possession cases.
Documentation Requirements: What Landlords Must Do
From 1 May 2026:
New Tenancies
Every new tenancy must come with a written tenancy agreement that includes specific information defined by the UK Government. This will be set out in secondary legislation to follow.
Existing Tenancies
Landlords do not need to issue a brand-new agreement.
Instead, they must provide tenants with a government-produced information sheet explaining how the reforms affect the tenancy.
Tenancies with No Written Agreement
If an agreement has only ever been verbal, or if it’s a protected tenancy, landlords will need to supply a new written document that includes the required information.
Propertymark is currently working with the Government on the content of these documents and will release further details in due course.
Looking Beyond Phase One: What Comes Next?
The Act will roll out in three stages to give the industry enough time to adapt.
🔹 Phase Two (Late 2026–2028)
- Introduction of the PRS Database
- Launch of the new Landlord Ombudsman
These additions are designed to raise standards, boost transparency, and give tenants clearer routes for resolving issues.
🔹 Phase Three (2030 Onwards)
- Application of Awaab’s Law to the Private Rented Sector
- Introduction of the Decent Homes Standard for private landlords
This final phase will focus on improving property conditions across the sector.
What Should Agents & Landlords Do Now?
With a clear timeline now in place, preparation should begin immediately.
- Review all tenancy processes
- Update documentation and communication templates
- Begin informing landlords and tenants
- Ensure systems are ready for periodic tenancies and Section 13 rent increase procedures
- Stay updated as secondary legislation is released
Propertymark will continue working closely with the Government to ensure these reforms are introduced in a balanced, practical way, supporting landlord confidence, encouraging investment, and helping agents provide safe, high-quality housing.
If you have questions about the upcoming changes, whether you’re a landlord or a tenant, get in touch with us you can email [email protected] or give us a call on 01724 870870.
