Renters’ Rights Act: Key Dates and Changes

The Renters' Rights Act was granted Royal Assent and became law in October and now the timescales for implementation have been confirmed. Many landlords have been waiting to see what the timescales will be, what it means for them and what they will need to do next.

The Act introduces major reforms regarding tenancy structure, compliance monitoring, possession of rented properties, notice periods, arrears, and rent increases.

While the reforms may seem daunting, they can be managed effectively with guidance from experienced agents. The phased introduction of changes allows plenty of time for preparation. We are here to ensure compliance, protect your investment, and keep your tenancies running smoothly.

The Renters' Rights Act at a Glance — What’s Actually Changing?

Here’s a simple overview of some of the key reforms:

• End of Section 21 notices and the move to a single system of assured periodic tenancies.
• New possession grounds designed to replace the existing no-fault route.
• Rent increases limited to once per year, via a formal process.
• Stronger rights for tenants, including around pets and non-discrimination.
• Limits on rent in advance and banning rent bidding above the advertised rent.
• Later phases: a new PRS landlord database, mandatory Landlord Ombudsman scheme and updated property standards.

We’ll guide you through each of these well before they come into effect.

Below, we’ve outlined the key dates and what each phase includes:

Phase 1 — From 1 May 2026

This includes the core tenancy reforms and will be when some of the biggest changes begin, including:

• All new and existing tenancies will become assured periodic tenancies with no fixed term in place.
• The Section 21 Notice will no longer be available. Instead, the current Section 8 notice with updated mandatory and discretionary grounds will be available to use to serve notice.
• There will be an increase in notice periods with landlords required to provide four months and tenants will need to give two months' notice.
• Rent can only be increased once per year using the statutory process.
• Rent increases will occur once annually, implementations on stricter advertising and letting rules, including better rights for pets and limits on advance rent.

What this means for you

We will assist in managing existing tenancy agreements, reviewing upcoming renewals, and updating documentation.

We’ll also keep a close eye on transitional rules for any existing Section 21 notices, so you know exactly where you stand.

Phase 2 — From Late 2026

Mandatory registration of rental properties on the PRS database and enrolment in the Landlord Ombudsman scheme.

What this means for you

We can guide you through registration, compliance, and advise on necessary data and safety documents.

Think of this phase as bringing professional standards across the sector, something well-managed landlords will already be aligned with.

Phase 3 — Longer-Term Reforms

Focus on improving rented home quality and updating safety standards.

What this means for you

We will guide you in planning necessary improvements and maintenance.

Key Considerations, How We’ll Support You & What You Can Do

• Reviewing and updating tenancy agreements
• Preparing rent review schedules
• Ensuring correct advertising and compliance practices
• Gathering documents for the PRS Database
• Advising you on possession strategy under the new grounds
• Identifying properties that may need future improvements
• Communicating clearly with your tenants where needed
• Make sure we hold the most recent safety docs for each property.
• Let us know if you’re considering changes to your portfolio.
• Keep an eye on our updates as further guidance is released.

Final Thoughts

There is obviously a lot more to look at within the new Renters' Rights Act. This is a brief overview and it is vital that landlords who manage their own properties are aware of what is included in the Act as fines will be implemented should you fail to comply with the new regulations. 

The Renters’ Rights Act represents the biggest change to the private rented sector in years, but with a phased timeline and the right support, it’s entirely manageable.

If you are thinking of renting, or you are looking for an agent to take over the management of your property or property portfolio, find out more about our landlord services or contact your local GTH office as now is the time to be talking about future plans and how to navigate your way through this new world with our experienced and knowledgeable team.