The Renters’ Rights Act: 48 days to go!
Do you understand what's included in phase one of the Renters' Rights Act? Knowing what's coming is the first step in preparing for the changes. 👀📘
From 27th December 2025, local councils were given stronger powers to inspect properties, demand documents, and access third-party data to crack down on rogue landlords and enforce housing standards more effectively. So, what's next?!
Phase 1 measures will come into force on 1 May 2026, with Phase 2 beginning from late 2026 and Phase 3 timescales still to be confirmed.
Some key changes include:
PHASE 1
Ending fixed-term assured shorthold tenancies (May 2026)
The Renters' Rights Act bans fixed-term ASTs and requires rolling tenancies instead. Once implemented, existing fixed-term agreements will be converted to rolling tenancies, which tenants can terminate by providing two months' notice (they can do this immediately a new tenancy starts!).
The new rules also give tenants a 12-month protected period at the start of their tenancy, meaning landlords cannot evict them to move in or to sell the property during this time. After the first year, landlords will need to give four months' notice if they evict for these reasons.
We know that the new tenancy agreements will be called APT's - Assured periodic tenancies and we expect these new documents to be available to us from mid March. These APT’s will also come with a new prescribed information.
All tenants on fixed term tenancies will need to be issued with a new government issued document between 1st and 31st May, again the document is currently being created, and we expect to receive it mid March
Banning Section 21 evictions (May 2026)
The Renters’ Rights Act includes a ban on Section 21 eviction notices, which allow landlords to end an AST or rolling tenancy without providing a reason. They will instead need to use a Section 8 notice, which requires landlords to give a legally valid reason for eviction.
Rent increases using a Section 13 Notice (May 2026)
Under the act, landlords can only raise rent once a year using a Section 13 notice, stating the new amount with at least two months’ notice before the increase takes effect. Rent review clauses in tenancy agreements will be banned.
Landlords will also need to justify rent increases with comparable market data and keep records of notice periods.
Tenants can challenge increases via the First-tier Tribunal if they believe the rent increase is above market rate.
Ending rental property bidding wars (May 2026)
The act prohibits ‘bidding wars’, in which landlords or agents accept offers above the advertised rental price.
Tenants requests for pets (May 2026)
Landlords will be required to consider all tenant pet requests within 28 days. Consent cannot be unreasonably denied, and tenants who believe a decision is unfair can challenge it through the Private Rented Sector Ombudsman (not yet created) or take the matter to court.
Landlords must also assess each request on a case-by-case basis. What counts as a reasonable refusal will depend on the specific circumstances of the landlord, tenant, and property. The government will provide guidance to help landlords and tenants make fair decisions about pet requests.
Discrimination protection (May 2026)
The act makes it illegal for landlords to discriminate against tenants based on whether they receive benefits or have children. This covers both direct discriminations, such as 'No DSS' adverts, and indirect practices used to prevent someone from securing a tenancy.
Strengthening rent repayment orders (May 2026)
The act aims to strengthen rent repayment orders (RROs), allowing tenants to reclaim up to 24 months' rent (doubled from 12 months) if landlords breach specific housing laws, for example;
- Operating as an unregistered landlord.
- Harassing or illegally evicting tenants.
- Failing to comply with an improvement notice (An improvement notice is a notice served by a local authority requiring a property owner to carry out specified works to bring a building into compliance with the legal standards. These are most commonly served to landlords to make a building safe. The notice will specify what works should be completed and when it should begin and be completed by. Failure to comply with an improvement notice is a criminal offence).
- Submitting false information to the private rented sector (PRS) database (not yet created).
A tenant can apply for a RRO by simply completing a form and paying a small fee - rent repayment orders
Phase 2 – expected late 2026
Private Rented Sector database (PRS) (Phase 2)
Under the act, a national PRS database will be introduced. By law, all landlords will be required to register themselves and their properties.
The database will serve as a central hub where landlords can access guidance and stay informed about their legal responsibilities. Tenants can use it to check a landlord's registration status and compliance history before renting, and to understand their options for raising concerns.
Local councils will also be able to use the database to monitor landlord compliance with housing standards.
Landlords who fail to register may face penalties or be barred from letting properties. They will also be unable to issue certain possession grounds.
Landlord Ombudsman (Phase 2)
All private landlords in England will be required to join the Private Rented Sector Landlord Ombudsman Service. This service will provide dispute resolution for landlord-tenant conflicts, allow tenants to escalate complaints without court proceedings, and issue binding decisions. It also offers landlords guidance and support to help them handle complaints.
The Ombudsman will have powers to compel landlords to issue an apology, provide information, take remedial action, or pay compensation.
Failure to join the scheme may result in financial penalties of up to £7,000 for initial breaches and up to £40,000 for continuing breaches.
Local councils will have the authority to step in when a landlord hasn’t joined the scheme. They’ll also be able to take action against anyone who markets a privately rented home owned by an unregistered landlord.
Phase 3 - Dates to be confirmed
- Applying the Decent Homes Standard to private rentals (Phase 3)
- Applying Awaab's Law to private rentals (Phase 3)
LANDLORDS NEED TO ACT NOW
Although the act has not yet been fully implemented, landlords can start taking steps now to prepare for the potential changes. It is essential that they read and understand the act, gaining an understanding of obligations may also reduce the risk of non-compliance.
Checking your properties to ensure they meet the Decent Homes Standard and safety requirements can help ensure compliance. Professional inspections for older properties and budgeting for repairs may be worth considering.
Some key areas to inspect include:
- Heating systems and insulation.
- Damp and mould issues.
- Kitchen and bathroom facilities.
Tenancy's will need to be revised to reflect the new changes and Landlords need to ensure they keep up to date with new material being released and what to do with it.
How we can help?
Over the past few months we’ve noticed more self-managing landlords asking us to step in and manage their properties, largely because the legislation surrounding lettings has become more complex. Many simply want the reassurance that everything is being handled correctly and that they remain fully compliant (particularly with the larger fines now being introduced).
📞 If you'd like to check what these changes mean for your tenancy, please do not hesitate to give us a call - we're here and ready to help!
📍 M&M Estate Agents, Gravesend, DA12 1AH
📞 01474 321957
📧 lettings@mandmprop.co.uk