Posted: 13th April 2026
Renters’ Rights Act Implementation Day
The implementation of the Renters’ Rights Act 2025 is less than three weeks away. After years of consultation, political change, and ongoing debate across successive governments, the Private Rented Sector (PRS) is on the verge of the most significant legislative reform since the Housing Act 1988.
This is not a gradual evolution. From 1st May 2026, the way tenancies are created, managed, and brought to an end will change materially, and landlords and agents will be expected to comply from day one. Local authorities have already been granted enhanced investigatory and enforcement powers, and regulatory scrutiny is expected to increase as the new framework comes into force.
Housing Secretary Steve Reed has been explicit that compliance is expected immediately. With only weeks remaining, the preparation window is now extremely limited for landlords who have yet to fully assess their portfolios.
When does the Renters’ Rights Act come into force?
The first phase of the Renters’ Rights Act takes effect from 1st May 2026. While further phases are expected later in 2026 and beyond, this initial implementation introduces the most immediate and operationally significant changes for landlords.
From this date, all new and most existing tenancies will need to operate within the revised legal framework, supported by updated processes, notices, and documentation standards.
Common questions (and quick answers)
Can I still evict a tenant after 1 May?
Yes, however Section 21 “no-fault” evictions will be abolished. Possession will instead be based solely on the revised Section 8 grounds.
These grounds are split into mandatory and discretionary categories, and correct application will be critical. Errors in citing grounds may result in possession claims being dismissed.
Landlords should also be aware that tenants will have access to the Private Rented Sector Ombudsman, and unresolved disputes may escalate to tribunal or court proceedings where appropriate.
What happens to existing tenancies under the Renters’ Rights Act?
Most existing assured shorthold tenancies will automatically transition into statutory periodic tenancies under the new system.
In practical terms, this means tenants will generally be able to remain in occupation indefinitely unless they choose to leave or a valid statutory possession ground is established.
Do I need to issue a new tenancy agreement immediately?
Not in all cases. However, all new tenancies from 1st May 2026 must fully comply with the updated legislative framework.
Can I still raise the rent?
Yes, but only under a revised and more structured system.
Rent increases will be:
- Limited to once per year
- Issued via a formal Section 13 notice
- Subject to a minimum two months’ notice period
Critically, tenants will now have the right to challenge increases they believe exceed market levels, by applying to the First-tier Tribunal. A fee of £47 applies to initiate a challenge, with support mechanisms available for eligible tenants.
What’s actually changing on 1 May?
The Government’s guidance confirms that Phase 1 introduces several foundational changes to the PRS operating model. These changes are not optional adjustments—they represent a structural shift in how residential lettings will be regulated and enforced.
End of Section 21 (“no-fault” evictions)
From 1st May, Section 21 notices will no longer be valid.
Landlords will instead rely entirely on Section 8 possession grounds, which must be clearly evidenced and correctly applied. The removal of Section 21 is intended to increase security of tenure for renters and reduce perceived instability in the sector.
Periodic tenancies as the default structure
Fixed-term assured shorthold tenancies will cease to be the standard form.
Most tenancies will instead convert into assured periodic tenancies, allowing tenants to serve two months’ notice to end their tenancy at any point.
For landlords, notice periods to regain possession will also change, with a minimum four months’ notice requirement in most non breach related cases where possession is sought.
Stronger tenant protections and market controls
The reforms introduce a series of measures designed to rebalance the rental market and increase tenant protections:
- Rent increases restricted to once per year via Section 13
- Mandatory two months’ notice for rent changes
- Tenants able to challenge increases via tribunal
- Ban on rental bidding wars (only advertised rent can be accepted)
- Limits on upfront rent payments (maximum of one month’s rent in advance)
- Stronger rules around pet requests, with blanket bans no longer permitted
Together, these measures represent a shift towards greater standardisation and regulatory oversight within the PRS.
Conclusion
From 1st May 2026, the Private Rented Sector will operate under a fundamentally new regulatory framework. The changes affect tenancy structure, eviction processes, rent setting, and day-to-day compliance obligations.
For landlords, the key takeaway is straightforward: these changes are not future considerations—they are imminent operational requirements.
For landlords with properties managed by Milburys, we will continue to support you through every stage of implementation and ensure you remain fully compliant with the new legislation.
If you are not currently managed by Milburys and would like to understand how we can support you through these changes, please contact our team on 01454 417336 to discuss your requirements.
This article is intended as a guide only and does not constitute legal advice. For more information, visit gov.uk.
Read What Our
Customers Say
