Renters’ Rights Act: What Landlords Need to Know Before the 2026 Rollout

The Renters’ Rights Act has now passed into law in England, and the Ministry of Housing, Communities and Local Government has set out a three-phase rollout beginning in May 2026. But while the roadmap focuses on next spring, the first key date for landlords and agents arrives much sooner.

Immediate changes: 27 December 2025

From 27 December, local councils will gain significant new investigative powers aimed at raising standards in the private rented sector. This means:

• Councils can enter business premises and privately rented homes with 24 hours’ notice — or immediately with a warrant.

• Agents and landlords may be required to supply documents relevant to their lettings activity.

• Councils can question any property professional who has worked with a property in the past 12 months, with financial penalties for failing to cooperate or giving misleading information.

• Local authorities will also be able to check Client Money Protection membership and use council tax, housing benefit, and tenancy deposit scheme data to identify overcrowded or unlicensed rentals.

For landlords and agents, this marks a clear shift toward more proactive and data-driven enforcement.

Phase 1: Major reforms from 1 May 2026

The most high-profile changes arrive on 1 May 2026, when:

Section 21 notices are abolished

All fixed-term contracts will automatically convert to rolling periodic tenancies, and landlords will no longer be able to end a tenancy without grounds.

Rent increases will be limited

Landlords may raise rent no more than once per year.

Rental bidding wars become unlawful

Landlords and agents will not be allowed to accept offers above the advertised rent or request more than one month’s rent in advance.

Tougher enforcement powers

Councils will be able to issue fines of up to £7,000, rising to £40,000 for repeated breaches. Tenants will also gain wider access to Rent Repayment Orders.

The government has also clarified how existing Section 21 cases will be handled. Cases already in progress on 1 May may continue, while notices served before May can still proceed to court until 31 July 2026. After that date, the Section 21 process will cease entirely.

Importantly, landlords won’t need to reissue tenancy agreements — but they will need to provide tenants with a government-issued information sheet, still awaited.

Phase 2: Late 2026 – Ombudsman and PRS Database

The next stage introduces two major structures:

• The Private Landlord Ombudsman – a free, independent service for tenant complaints.

• The Private Rental Sector Database – a mandatory national register for all landlords and their rented properties, rolled out region by region.

Phase 3: Decent Homes Standard & Awaab’s Law

The third phase will extend the Decent Homes Standard and Awaab’s Law to the private sector, alongside an updated Housing Health and Safety Rating System. No rollout date has been confirmed, though Awaab’s Law has previously been proposed for 2035.

What’s still missing?

While the Act sets out extensive reforms, one critical question remains: court capacity. With Section 21 disappearing and more cases expected to move through the courts, delays could worsen — especially if landlords rush to act before the May deadline.

As always, we’ll continue to monitor updates and help our landlords prepare for the changes ahead. If you need guidance on compliance or support navigating the transition, contact the Goldsmith Property team.