The government has confirmed how the new Renters’ Rights Act will be introduced, outlining a three-phase rollout running from May 2026 through to the end of the decade.

Phase 1: Initial reforms from 1 May 2026

The first set of changes will come into force on 1 May 2026. These include the abolition of Section 21 “no-fault” evictions, meaning landlords will no longer be able to remove tenants without providing a valid reason.

At the same time, landlords who genuinely need to reclaim their property will have access to strengthened, legally recognised grounds. These include moving into the property themselves, selling it, addressing serious rent arrears or dealing with anti-social behaviour.

Tenants will receive additional protections, such as the right to challenge above-market rent increases designed to encourage them to leave. Landlords will also be prevented from unreasonably refusing requests for pets.

From 1 May 2026, it will be illegal to:

• Increase rent more than once a year.
• Request more than one month’s rent in advance.
• Run rental bidding wars between prospective tenants.
• Discriminate against tenants because they receive benefits or have children.

Local councils will be responsible for enforcing these rights. Fines can reach up to £7,000 for breaches, rising to £40,000for repeat or serious offences. Both tenants and local authorities will be able to pursue rent repayment orders.

Guidance for landlords and letting agents will be issued ahead of implementation, and councils will receive additional funding to support the transition.

Phase 2: Ombudsman and database

The second phase, beginning in late 2026, centres on improving regulation and dispute resolution within the private rented sector.

A new Private Landlord Ombudsman will be created, providing tenants with a free and independent route to resolve issues that their landlord has failed to address. This is intended to reduce reliance on the courts and deliver quicker outcomes.

A Private Rented Sector Database will also be launched. All landlords will be required to register themselves and their rented properties, with the database being rolled out in stages across England.

Phase 3: Further quality and safety standards to follow

The final phase will introduce measures designed to ensure safe and well-maintained private rented homes. This will include the introduction of a Decent Homes Standard for the sector. The government also intends to consult on extending Awaab’s Law to private renting.

The government has previously consulted on requiring all domestic privately rented properties in England and Wales to achieve an EPC rating of C or equivalent by 2030, unless eligible for an exemption. Further details will be provided when the government publishes its response to the consultation.

See: https://www.gov.uk/government/news/no-fault-evictions-to-end-by-may-next-year