The Renters’ Rights Act is bringing the biggest change to the private rented sector in a
generation.
From 1 May 2026, major reforms come into force across England, including the end of Section 21 “no fault” evictions, the move to periodic tenancies, tighter rules on rent increases, new protections around pets, and a ban on rental bidding wars. Further measures, including the new PRS Database and Landlord Ombudsman, will follow in later phases. (GOV.UK)
At Glen Hall, we are helping landlords prepare now so they remain compliant, protected and well positioned for the new rules.
27 October 2025
The Renters’ Rights Act received Royal Assent and became law. (GOV.UK)
1 May 2026
The first phase of reform comes into force for both new and existing tenancies in the private rented sector in England. This includes:
By 31 May 2026
For most tenancies created before 1 May 2026, landlords or agents must give tenants the government’s Information Sheet 2026. Where there is no written record of the tenancy terms, a written statement of the required terms must be provided instead. (GOV.UK)
Late 2026
Phase 2 is expected to introduce the Database of PRS properties and the Landlord Ombudsman. (GOV.UK)
Later phase
Awaab’s Law and a reformed Decent Homes Standard will be extended to the private rented sector, with timing subject to further consultation. (GOV.UK)
From 1 May 2026, landlords will no longer be able to rely on Section 21 to recover possession. Instead, possession must be based on a valid statutory ground, with the correct notice and evidence. (GOV.UK)
Assured shorthold tenancies will automatically convert into assured periodic tenancies. Fixed end dates will no longer apply under the new system, and tenants will generally be able to end the tenancy by giving two months’ notice. (GOV.UK)
Rent review clauses will no longer be usable for new rent increases after 1st May 2026. Landlords must use the Section 13 process, and rent can generally only be increased once every 12 months. (GOV.UK)
Landlords and agents will need to advertise an asking rent and will not be able to invite or accept bids above that figure. (GOV.UK)
Landlords will only be able to require up to one month’s rent in the period between all parties signing the tenancy and the tenancy starting. They will not be able to require rent before that period, and once the tenancy has started they cannot require payment before the due date. (GOV.UK)
Landlords must consider pet requests and can only refuse with valid reasons. Government guidance confirms decisions should be considered case by case, and refusal will always be reasonable where a superior landlord prohibits pets. (GOV.UK)
It will be unlawful to make a tenant less likely to rent a property because they have children or receive benefits. This includes refusing viewings, withholding information or refusing to grant a tenancy on that basis. (Housing Hub)
For new tenancies starting on or after 1 May 2026, landlords must provide certain tenancy information in writing. For most existing written tenancies, you will not need to reissue the tenancy agreement, but you will need to provide the government Information Sheet by 31 May 2026. (GOV.UK)
Your advertising, referencing, rent collection and offer process should be reviewed to ensure it aligns with the ban on bidding wars, the new rent in advance rules and the anti-discrimination provisions. (GOV.UK)
With Section 21 ending, landlords will need stronger record keeping around arrears, breaches, notices, inspections and communication if possession becomes necessary. (GOV.UK)
Landlords should have a structured system for receiving, considering and responding to pet requests, together with any relevant insurance or property-specific conditions. (Housing Hub)
The PRS Database, Landlord Ombudsman, Awaab’s Law and the Decent Homes Standard are still to be rolled out in later phases, so landlords should expect further operational changes after the first phase. (GOV.UK)
At Glen Hall, we work closely with landlords across North London and can help you prepare for
the new regime with practical, day-to-day support.
Our support includes:
If you are a landlord and want to understand how the Renters’ Rights Act affects your property, tenancy agreements or management arrangements, speak to Glen Hall.
We can review your current setup and help you prepare for the changes now in force and those still to come.
Contact Glen Hall today to arrange a landlord compliance review.
From first viewings to final keys, we connect you with the right property, whether buying or renting.
