Renters’ Rights Act: What Landlords Need to Know About the Three-Stage Implementation Plan

The government has now confirmed how the new Renters’ Rights Act will be rolled out. The reforms will be phased in across three stages from May 2026 through to the end of the decade, bringing significant changes for private landlords in England.

Below is an overview of what to expect and how to begin preparing.

Phase 1: Key Changes from 1 May 2026

The first stage introduces some of the most meaningful reforms—particularly around evictions and tenant protections.

End of Section 21 “No-Fault” Evictions

From 1 May 2026, landlords will no longer be able to evict tenants without a valid legal reason.

However, landlords will still be able to regain possession of a property under specific grounds, including:

• Intending to move into the property

• Selling the property

• Serious rent arrears

• Anti-social behaviour
  

New Tenant Rights and Restrictions for Landlords

From the same date, landlords will no longer be able to:

• Increase rent more than once per year

• Request more than one month’s rent in advance

• Run bidding wars between prospective tenants

• Discriminate against tenants with children or those receiving benefits
  

Tenants will also be able to challenge above-market rent increases that appear designed to force them out. Landlords will need to provide a reasonable justification when refusing pet requests.

Enforcement

Local councils will oversee compliance. Penalties include:

• Fines of up to £7,000, rising to £40,000 for repeat or serious breaches

• The ability for tenants and councils to apply for rent repayment orders

Updated guidance for landlords and letting agents will be issued ahead of May 2026, supported by additional government funding for local authorities.

Phase 2: New Ombudsman and Property Database (Late 2026)

The second phase focuses on oversight and dispute resolution.

Private Landlord Ombudsman

A new, free and independent Ombudsman service will offer tenants an easier avenue to resolve complaints—designed to reduce the need for court involvement and speed up outcomes.

Private Rented Sector Database

A national landlord and property register will be launched. All landlords will be required to register themselves and each rental property. The rollout will occur in stages across England.

This register is expected to increase transparency and help tenants make more informed decisions about who they rent from.

Phase 3: Further Quality and Safety Standards

The final stage will introduce more measures aimed at improving property standards in the private rented sector.

Key developments expected include:

• A new Decent Homes Standard for private rented properties

• A consultation on extending Awaab’s Law to the private sector (relating to damp and mould response times)

• Further steps toward improving energy efficiency
  

The government is also considering proposals to require all privately rented homes to achieve an EPC rating of C or higher by 2030, unless an exemption applies.

More detail will be published in due course.

What Landlords Should Do Now

While some elements are still awaiting final guidance, landlords should begin preparing by:

• Reviewing tenancy agreements and renewal processes

• Assessing rent-increase policies

• Reviewing property condition and compliance

• Planning for future registration requirements

• Considering how the removal of Section 21 may impact long-term strategy
  

These reforms will have a significant impact on the private rented sector—early preparation will help ensure a smooth transition.

If you would like support reviewing how the Renters’ Rights Act may affect your portfolio, tenancy processes or long-term planning, please get in touch.

SJC, Chartered Accountants, are here to help you navigate these changes confidently.