From May 1, 2026, the first phase of the Renters’ Rights Act and the two biggest changes within it – the end of section 21 no-fault evictions and a move to periodic tenancies – will finally come into force.
The end of section 21 and fixed-term tenancies
From then, landlords will only be able to evict tenants under section 8 and must prove that their reasons are valid. Possession grounds will be expanded.
Fixed-term tenancies will also end from this date, replaced instead by rolling periodic tenancies with no end date. This will require new tenancy agreements for tenants who move into your property after May 1. For existing tenants, the tenancy term will change automatically. You’ll simply provide them with a copy of the government’s ‘Information Sheet’, which will outline the key changes and be published early next year.
More control over rent increases
Greater control over rent increases will also come into force from the start of May. The asking rent set must be what is accepted and be in line with the rest of the local market. Rents can only be raised once a year with two months’ notice.
Pets allowed
Pet-lovers will also be free to move in after May 1, unless you can give a ‘reasonable’ excuse why you can’t accept a pet in your property, for example, if another tenant has a pet allergy.
End to discrimination
Tenants will also have more recourse if they have children or are on benefits and feel they have been discriminated against.
Greater enforcement powers and penalties
Local authority enforcement powers will be strengthened from the end of this year (27 December 2025) and stronger penalties will follow for non-compliance. Many of the section 8 possession grounds rely on proper procedures being followed — failing to protect a tenant’s deposit could render an eviction request void, for example.
The second phase will see the launch of the PRS database
The second phase of the Renters’ Rights Act implementation will begin from the end of 2026, with the regional rollout of the government’s PRS database. This will be a source of information for landlords, tenants and councils alike. Listing is mandatory and will require an annual fee from landlords.
A landlord ombudsman service, again partly funded by landlords, will also launch – although landlords are unlikely to be required to join before 2028 when it’s anticipated the service will be ready.
Introduction of the Decent Homes Standard and Awaab’s Law to the PRS
The introduction of the Decent Homes Standard and Awaab’s Law to the PRS are longer-term plans. The DHS is currently under revision following consultation and is expected to be in place from around 2035, while the government is yet to consult on introducing Awaab’s Law.
Now that the timescales have been announced, it’s vital that landlords understand and prepare for the changes with support from their agents, when required.
We Can Help
At Progressive Lets, we are experts in the rental market in the Peterborough area and help landlords find and manage properties within a 50-mile radius. Get in touch to find out more.
