Implementation dates for the Renters Rights Bill

Further to our last update on the Renters’ Rights Act 2025, the Government has now published a timeline for the changes to the private rented sector.  The changes have been separated out into ‘phases’, with the first phase of tenancy reforms being implemented on 1 May 2026. 

This is a crucial date as it means that Section 21 Notice’s will no longer be able to be used after this point, with the last date to serve a Section 21 Notice being 30 April 2026. 

A summary of the timeline for the phases of reform are below:

Phase 1 – 1 May 2026

• All new and existing tenancies will become periodic with no fixed end date.
• Section 21 Notices can no longer be served, instead landlords will be able to seek possession using a Section 8 Notice which requires a landlord to establish a ground or reason to seek possession.
• Tenants will be able to serve two months’ notice to end a tenancy.
• Rent increases to a market level only possible once in every 12 months using a Section 13 notice.
• Landlords or agents will be prohibited from encouraging or accepting rent above the figure at which the property was marketed.
• Landlords can no longer request rent of more than one month in advance.
• Landlords have 28 days to consider a tenant’s request to keep a pet and have to provide valid reasons if refused.
• Landlords cannot discriminate against renters who have children or receive benefits.

Phase 2 - Late 2026

• Rollout of the Private Rented Database.
• Private Rented Sector Ombudsman to be introduced.

Phase 3 - Timings to be confirmed

• Implementation of the Decent Homes Standard expected in 2035 or 2037.
• A consultation will shortly begin into the introduction of Awaab's Law to the private rented sector which is aimed at dealing with a landlord’s responsibilities regarding damp and mould.
• Privately rented property will be required to meet a minimum EPC rating of C by 2030 unless there is a valid exemption in place.

We will continue to monitor developments and share practical insights for landlords, tenants, and property professionals as the rollout timeline becomes clearer.

If you have questions about how the Renters’ Rights Bill becoming law affects you, please contact a legal adviser in our Dispute Resolution team.