1st May 2026 Marks Key Tenancy Reforms Under the Renters’ Rights Act
Posted on Monday, 15 December, 2025
The UK Government has confirmed that the first phase of tenancy reforms under the Renters’ Rights Act will take effect on 1 May 2026, marking a major overhaul of tenancy laws. From this date, all private tenancies in England, both new and existing, will transition to the new system. Propertymark has long advocated for ample lead time to allow landlords and agents to prepare, and with the firm implementation date now confirmed, the sector can begin planning for the changes.
Implementation of the Legislative Roadmap
The implementation will occur in three stages. Phase One focuses exclusively on tenancy reforms, which will include the shift to periodic tenancies, caps on rent in advance, a ban on rental bidding, clearer guidelines for rent increases through Section 13 notices, enhanced anti-discrimination protections, and new rights for tenants regarding pets.
Propertymark will continue its close collaboration with the UK Government to ensure these reforms are implemented in a way that supports landlord confidence, encourages investment in rental properties, and helps agents provide safe, high-quality housing.
What Happens on 1 May 2026?
- All current assured shorthold tenancies will automatically convert to the new system.
- Any new tenancies signed on or after this date will follow the updated rules, including the cap on rent in advance and the new regulations regarding rent increases and pet policies.
- This will serve as a sector-wide reset, and agents should start reviewing processes, documentation, and client communications now to support landlords and tenants through the transition.
Section 21 Notices Will Not Expire Immediately
Section 21 notices that are served before 1 May 2026 will remain valid until they either expire (six months from the date of service) or the tenant vacates the property. This provides a transition period and ensures there will be no last-minute rush regarding possession procedures.
Written Statements and Tenancy Documentation
According to the Act, all new tenancies will require a written tenancy agreement that includes specific details to be outlined by the UK Government in secondary legislation.
Landlords will not need to update or re-issue existing written tenancy agreements. However, they must provide tenants with a copy of a UK Government-produced information sheet, explaining how the reforms may affect their tenancy. We are working with MHCLG on finalizing the content of this information sheet, with further updates to follow.
If an existing tenancy does not currently have a written agreement—whether it’s based on a verbal arrangement or is a protected (Rent Act) tenancy—landlords will need to provide the tenant with a written document containing the necessary information.
What’s Next?
Future phases of the Act include:
- Phase Two (late 2026): Introduction of a Landlord Ombudsman and a new Private Rented Sector (PRS) Database.
- Phase Three (expected between 2035 and 2037): Introduction of the Decent Homes Standard and Awaab’s Law.
Sources and further reading:
https://www.gov.uk/guidance/renting-out-your-property-guidance-for-landlords-and-letting-agents
This information is not legal advice and should not be treated as such. Please use only as guidance.
