This is part 3 in our article series about the Renters’ Rights Act. Alanis Ingham-Cotterell explores what the current state of play is now that the legislation is in place.
The Renters’ Rights Bill has now become the Renters’ Rights Act! The Act received Royal Assent on 27 October 2025. The main question for both landlords and tenants is…what now?
The answer to that is that whilst the majority of the Act has not yet come into force, throughout this year, more and more of the Act’s provisions will kick-in.
Below is a timeline of what changes can be expected and when:
- 1 May 2026. This date has been dubbed to be “the big switch on” and is when the biggest changes start to come into force. On this date:
- Section 21 notices will be abolished.
- Assured Periodic Tenancies will replace Assured Shorthold Tenancies.
- The changes to the possession grounds under section 8 will begin.
- Rent increases will be limited to once a year and section 13 notices will need to be served in order to initiate a rent increase.
- Rental bidding will be banned.
- Rent payments more than one month in advance will be banned.
- It will be illegal to discriminate against renters who have children or who receive benefits.
- Landlords will be required to consider a tenant’s request to have a pet.
- Late 2026. This is when the rollout for the databases is expected. This will be to landlords and local authorities first, followed by public access to the database.
The implementation of the Landlord Ombudsman is also expected later this year is. The first stage of this will be for the Secretary of State to choose a scheme administrator. Landlords are not, however, expected to become members of the Ombudsman until 2028.
- Some time in the future. Other changes will require various consultations before they come into force. These include:
- The introduction of the Decent Homes Standard for the private rented sector is proposed to be brought into force in either 2035 or 2037.
- Plans to require all domestic privately rented properties to meet EPC C or equivalent by 2030.
- The House Health and Safety Rating System is due to be reviewed. No timescales have been released yet.
- The introduction of Awaab’s Law for the private rented sector will come into force following a detailed consultation. No timescales have been released yet.
It is clearly going to take some time for the whole Act to come into force but the key changes for landlords and tenants are due within a matter of months.
It is important to note that before 1 May 2026, landlords can continue to operate much the same as they have done previously. Serving a section 21 notices, for example, will still be permitted.
We will be on top of all the latest developments and will be publishing further articles on this subject, so please keep an eye out! If you need any assistance in relation to residential tenancies, please do contact Alanis Ingham-Cotterell or the other members of our Property Litigation team.
