UPDATE – RENTERS RIGHT ACT

The Ministry of Housing, Communities and Local Government has announced the implementation date for what it calls ‘phase one’ of the Renters Rights Act.

The first phase of reforms from the Renters Rights Act will take effect on the 1st of May 2026.

From this date, all existing and new private tenancies in England will move onto the new system.

Implementation of phase one focuses solely on tenancy reform: the transition to periodic tenancies, limits on rent in advance, a ban on rental bidding, clearer rules on rent increases via Section 13 notices, strengthened anti-discrimination measures, and new rights around pets.

All existing assured shorthold tenancies will automatically convert to the new tenancy system. All new tenancies signed on or after this date will follow the new rules, including the cap on rent in advance and the new processes for rent increases and pets.

Any Section 21 notice served before May 1 2026 remains valid until it expires (six months from service) or until the tenant vacates.

As set out in the Act, all new tenancies must have a written tenancy agreement that includes specific information to be set out by the government in secondary legislation.

Landlords won’t need to change or re-issue existing written tenancy agreements. Instead, they will need to provide tenants with a copy of this government-produced information sheet, explaining how the reforms may have affected the tenancy.

If an existing tenancy doesn’t currently have a written tenancy agreement — because it is based on a verbal agreement or because it is a protected tenancy — landlords will need to provide the tenant with a written document that covers the required information.

Further phases of the Act will follow:

Phase Two (late 2026): Landlord Ombudsman and new PRS Database

Phase Three (TBC): Decent Homes Standard and Awaab’s Law