The Ministry for Housing, Communities and Local Government has now confirmed the implementation dates for the Renters' Rights Act 2025, with key tenancy reform measures set to take effect on 1 May 2026. As leading estate agents serving the property sector, we recognise that clear preparation and understanding of the implementation roadmap will be essential for landlords navigating this significant transition.
The publication of the official implementation Roadmap provides the clarity landlords and letting agents have been seeking since the Act received Royal Assent. The Government has structured the rollout across three distinct phases, allowing the sector time to adapt whilst ensuring tenants benefit from enhanced protections. We outline below the key dates and requirements that will reshape tenancy management across England's private rented sector.
The Three-Phase Implementation Roadmap
Phase 1: Tenancy Reform Measures – 1 May 2026
The core tenancy reforms will commence on 1 May 2026, fundamentally altering the landlord-tenant relationship. These measures include:
- Periodic tenancies – all tenancies will convert to a rolling periodic structure, removing fixed-term agreements
- Section 21 abolished – no-fault evictions will no longer be available, requiring landlords to use the newly strengthened Section 8 grounds to gain possession
- Cap on rent in advance – restrictions on how much rent can be collected upfront when starting a new tenancy
- Anti-discrimination measures – Additional protections for tenants with children or in receipt of benefits
- Ban on rental bidding – tenants cannot be asked to offer above the advertised rent
- Annual rent increases via Section 13 notices – rent can only increase once per year through prescribed procedures
- Tenant's right to request a pet – landlords must not unreasonably refuse permission, with pet damage insurance as an alternative to deposits
Phase 2: Ombudsman and PRS Database – Late 2026-2028
The second phase will introduce enhanced accountability structures:
- Landlord Ombudsman requirements – mandatory membership for all private landlords, providing tenants with a binding dispute resolution route
- PRS Database rollout – a central registration system for landlords and properties, creating a compliance hub with registration fees
Phase 3: Property Standards – 2035 or 2037
The final phase will implement minimum property standards, with consultation expected in either 2035 or 2037:
- Decent Homes Standard – legal minimum requirements for safety, repair and energy efficiency
- Awaab's Law – time-bound duties to investigate and remedy serious hazards such as damp and mould
What Happens to Existing Tenancies?
On 1 May 2026, the new tenancy system will apply universally across the private rented sector to all applicable tenancies. Existing tenancies will automatically convert to the new framework, whilst any tenancies signed on or after this date will be governed by the new rules from inception.
Section 21 Notices Served Before 1 May 2026
Landlords who have already served Section 21 notices before the commencement date should note that these remain valid under transitional provisions. Such notices will continue in force until they expire (six months from the date of service) or until the tenant vacates the property. This provides a clear transition for possession proceedings already underway.
Written Statement Requirements
The Act introduces new obligations for written tenancy documentation, though these have been designed to minimise disruption to existing arrangements.
For Existing Written Agreements
Landlords will not need to reissue or amend existing written tenancy agreements. Instead, they must provide tenants with a UK Government-produced information sheet explaining how the reforms affect their tenancy. The Ministry is currently developing this standardised document, with further details to be confirmed.
For Verbal or Protected Tenancies
Where an existing tenancy operates without a written agreement—either through verbal arrangement or as a protected (Rent Act) tenancy—landlords will be required to provide the tenant with a written document containing prescribed information. The specific requirements will be set out in secondary legislation.
For New Tenancies
All new tenancies signed on or after 1 May 2026 must include a written tenancy agreement containing specific information to be detailed in forthcoming secondary legislation. This ensures transparency and clarity from the outset of every new tenancy relationship.
Practical Steps for Landlords
With the confirmed commencement date, landlords should begin immediate preparation:
- Review current tenancy documentation and understand which agreements will require information sheets
- Identify any verbal or protected tenancies that will need written statements
- Prepare for periodic tenancy management by understanding the new possession grounds and notice requirements
- Plan financially for the Ombudsman membership and PRS Database registration fees expected in late 2026
- Consider early property assessments ahead of future Decent Homes Standard requirements
- Strengthen record-keeping systems to support evidential requirements under new possession procedures
The confirmation of 1 May 2026 as the implementation date provides the certainty landlords need to prepare effectively for the new tenancy framework. Whilst the changes are substantial, the phased approach allows time for adaptation and compliance planning.
There has never been a more important time for a private Landlord to have the support of a qualified, experienced and protection-driven (not target driven) letting agent. At Maskells, we will support our landlords through this major legislative change, ensuring compliance and a calm hand on the tiller at all times.
At Maskells, we continue to monitor developments closely and will provide updated guidance as secondary legislation and the Government's information sheet are published. Our team remains available to support landlords in navigating these reforms and ensuring full compliance across their property portfolios.