Timeline set out for Renters’ Rights Act implementation

The Renters’ Rights Act 2025 received Royal Assent in October 2025, having made its way through Parliament since September 2024. Now, the government has set out a timeline for the implementation of the new legislation, starting with major changes from May 2026.

Rollout of the first phase

One of the most controversial elements of the Renters’ Rights Act 2025 is the abolition of section 21 notices. Landlords now have clarity on when this will come into effect, after the government announced these evictions will be outlawed from 1 May 2026.

This first phase of the bill’s implementation will also include:

• Introduce Assured Periodic Tenancies, allowing private tenants to stay in their property for as long as they want, or until a landlord serves a valid section 8 notice;
• Reform possession grounds, such that landlords will only be able to evict tenants on specific grounds;
• Limit rent increases to once a year, and ban rental bidding and rent in advance;
• Make it illegal to discriminate against renters who have children or receive benefits;
• Require landlords to consider tenants wanting to rent with a pet, ensuring requests can only be refused with a valid reason;

A second phase will follow in late 2026 to introduce a Database of landlords in the private rented sector, as well as a Landlord Ombudsman.

A new landscape for landlords

For landlords, there will be an adjustment period to meet all the new compliance rules. By May 2026, it is crucial that landlords understand and fully implement any necessary changes.

For example, understanding the new grounds for possession will be vital. While “no-fault” evictions are to be abolished from May 2026, possession grounds will simultaneously be extended to make it easier for landlords to evict tenants who commit anti-social behaviour, or who are in persistent rent arrears. Likewise, from late 2026, a new national register will be introduced, protecting compliant landlords, as well as tenants.

Authorities will be able to impose financial penalties for breaches, so landlords should not delay preparing for the implementation of the new measures.

Will section 21 notices issued before May 2026 remain valid? 

Landlords will be able to serve a Section 21 notice until 30 April 2026. These will continue to function as they currently do. For example, if, after that date, a section 21 notice expires and the tenant has still not left the property, landlords will apply to the court for a possession order under section 21 until 31 July 2026.

Will tenancy agreements need to be updated?

By May 2026, landlords should review and update tenancy agreements to ensure they comply with the Renters’ Rights Act 2025. For example, it is important to make sure rent increases are limited to once per year and that advance rent demands do not exceed one month. A full review should also consider deposit protections, discrimination provisions and any other measures due to be introduced under the first phase of changes.

What tenants need to know

Tenants should benefit from a host of new protections under the Renters’ Rights Act 2025. Without section 21 evictions, tenants will benefit from added security, while limits on rent increases reduce the risks of excessive price rises. Prospective tenants will be free from discrimination based on wanting to keep pets or receiving benefits.

Ahead of the first phase of changes, tenants should focus on familiarising themselves with their new rights.

Here to help

Whether you’re a landlord or tenant, we can help you understand the full implications of the Renters’ Rights Act 2025. Speak to our expert Dispute Resolution team for clear, high-quality legal advice, from help drafting new tenancy agreements to the enforcement of your rights.

Call us on 0203 871 0110 or email disputeresolution@attwaters.co.uk.