The 10 Critical Changes Landlords Must Know By 1 May 2026

The Renters’ Rights Act received Royal Assent on 27 October 2025 and is now law. It will be introduced in stages, with the first provisions coming into force from 1 May 2026. From that date:

Fixed-term Assured Shorthold Tenancies will be abolished and replaced with Assured Periodic Tenancies. This applies to both new tenancies and existing ASTs, which will automatically convert on commencement

Rents may only be increased once per year and only after serving a formal Section 13 notice. Tenants may challenge unfair increases through the tribunal.

No further Section 21 notices may be served. Landlords must instead use defined Section 8 grounds for possession.

For new tenancies, rent must not be taken before the tenancy is signed and landlords must not require more than one month’s rent at a time. Tenants may pay more in advance voluntarily, but cannot be required to do so.

Rental bidding wars will be banned. Landlords and agents must publish an asking rent and cannot accept or encourage offers above this amount.

New rules will prevent discrimination against tenants with children or in receipt of benefits. Tenant selection must be based on financial suitability only, subject to proportionate legal exceptions.

Tenants will be allowed to end a tenancy at any time by serving two months’ notice under assured periodic tenancies.

Section 8 possession grounds will be updated, including new grounds relating to property sale, landlord occupation and student tenancies.

Local authorities will be given significant new enforcement powers, including investigatory powers and civil penalties for non-compliance.

Landlords will be required to register on a new Private Rented Sector Database and join a mandatory Landlord Ombudsman scheme.

However, 1 May 2026 is not the only relevant date. The Government has published a timeline setting out the following key dates for the Renters' Rights Act:

Date	Milestone
27 December 2025	New local authority enforcement and investigatory powers come into force.
January to March 2026	Final wording for new tenancy agreements and prescribed documents to be confirmed and published by the Government
April 2026	Guidance was issued to tenants on what the changes would mean for them.
30 April 2026	Last day a Section 21 notice may be served.
1 May 2026	Implementation of the first phase of the Renters’ Rights Act, including the abolition of Section 21 and fixed-term assured shorthold tenancies and the introduction of assured periodic tenancies
Spring to Summer 2026	Updated guidance on financial penalties for Category 1 hazards is expected following publication of revised enforcement guidance
31 May 2026	Deadline for serving the Government information leaflet to existing tenants and for notifying student tenants of potential use of Ground 4A.
31 July 2026	Deadline for applications to the court for possession under Section 21. After this date, all Section 21 notices will be invalid.
From late 2026	The Private Rented Sector database will go live, requiring landlords to register themselves, along with property details and compliance information. This will involve a phased regional rollout.
2027	Renters’ Rights Act reforms were introduced to the social rented sector
April to May 2027	The deadline the Government expects for the end-to-end digitisation of the courts.
2028	Expected date for mandatory sign-up to the Private Rented Sector Landlord Ombudsman.
May 2028	Government to publish an initial evaluation of the impact of the Renters’ Rights Act.
May 2031	Government to publish a second evaluation of the Renters’ Rights Act at the five-year mark.