Date Published 14 November 2025
The Ministry of Housing, Communities and Local Government has confirmed that phase one of the Renters Rights Act will come into force on 1 May 2026. From this date, all existing and new private rented sector (PRS) tenancies in England will transition to the new tenancy framework.
What Phase One Includes- Phase one focuses exclusively on tenancy reform, introducing significant changes that all landlords will need to prepare for:
• Move to periodic tenancies for all PRS tenants.
• Cap on rent in advance to prevent large upfront payments.
• Ban on rental bidding, ensuring tenants cannot be asked to offer above advertised rent.
• Clearer rules for rent increases, with updated Section 13 procedures.
• Strengthened anti-discrimination protections.
• New rights for tenants with pets, including structured processes for requests.
All existing assured shorthold tenancies (ASTs) will automatically convert to the new system on 1 May 2026. Any new tenancy starting on or after that date must follow the updated rules, including the advance rent cap and revised rent-increase procedures.
What Happens to Section 21 Notices?
Any Section 21 notice served before 1 May 2026 remains valid until it expires (six months from service) or until the tenant leaves. After this date, Section 21 will no longer apply for new or converted tenancies once the relevant provisions of the Act take effect.
Written Tenancy Information Requirements Under the Act:
• All new tenancies must have a written tenancy agreement containing information to be prescribed in secondary legislation.
• Landlords do not need to reissue existing written tenancy agreements. However, they must supply tenants with the government's official information sheet explaining how the reforms affect their tenancy.
• If an existing tenancy has no written agreement—such as those based on verbal terms or protected tenancies—landlords must provide a written document covering the required information.
Future Phases of the Reform Programme
The government has outlined a phased rollout beyond May 2026:
• Phase Two (late 2026): Launch of the new Landlord Ombudsman and PRS Database
• Phase Three (TBC; consultation expected 2035–2037): Introduction of the Decent Homes Standard and Awaab's Law for the PRS
Industry Response: NRLA Calls for Greater Clarity
The National Residential Landlords Association (NRLA) has welcomed the confirmation of a start date but stresses that the announcement alone is not sufficient.
NRLA Chief Executive Ben Beadle warns that the sector cannot be ready without the immediate publication of detailed regulations and guidance, stating:
'Landlords and property businesses need at least six months from the publication of regulations to prepare for the biggest changes in over 40 years. Without urgent guidance on updating tenancy agreements and operating under the new rules, the government's plan risks creating confusion at the moment clarity is most needed.'
The NRLA highlights several areas requiring urgent attention:
• Detailed guidance for landlords, agents, legal professionals, and councils.
• Assurance that the county court system can process possession cases more efficiently, given current delays.
• Clarity on the government's digital transformation plans for the courts.
• Sufficient time to update all documentation, systems, and processes across the lettings sector.
• Ensuring the Property Tribunal is prepared for a rise in rent appeals.
• Publication of the updated Housing Health and Safety Rating System (HHSRS) to allow landlords time to self-regulate before the new Decent Homes Standard is introduced.
As further details, regulations, and guidance are released, Adams Estates will keep all clients fully informed and provide clear steps to ensure you remain compliant and prepared for every phase of the Renters Rights Act.
