The private rented sector in England is on the brink of the most significant legislative reform in decades. The Renters’ Rights Act has now passed into law and introduces sweeping changes to how tenancies are structured, managed and enforced, with several important dates that landlords should be preparing for.
Here’s an overview from our Landlord Insurance team on what’s changing and what it means for those involved in renting their properties.
When do the new landlord rules start?
The Government has adopted a phased approach to implementing the Act. Understanding this timeline is crucial for landlords to remain compliant and avoid disruption.
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Phase One: 1st May 2026
This is the first and most transformative phase, affecting both new and existing tenancies:
End of No-Fault Evictions
From 1st May 2026, Section 21 notices – often called “no-fault evictions” – will be abolished. Landlords will no longer be able to regain possession without a legally valid reason. Instead, possession must be sought using Section 8 grounds (e.g., rent arrears, antisocial behaviour, sale of property, landlord/family move-in).
Assured Periodic Tenancies Become Standard
All fixed-term tenancies will be replaced with assured periodic tenancies. These open-ended tenancies provide tenants with more security and flexibility but require landlords to rethink how they manage portfolios.
Annual Rent Increases
Rent can only be increased once every 12 months, following a formal Section 13 process, with tenants able to challenge increases if they believe they exceed the local market rate.
Ban on Rental Bidding
The Act prohibits rental bidding, meaning landlords and agents cannot solicit or accept offers above the advertised rent.
Limits on Advance Rent
Landlords will generally only be able to require no more than one month’s rent in advance (although tenants can offer to pay more voluntarily).
Preventing Discrimination
Landlords and agents will no longer be able to reject applicants simply because they have children or are on benefits. Each application must be assessed on its individual merits.
Right to Request Pets
Tenants will have a statutory right to request permission for pets, and landlords must respond within 28 days with reasonable grounds required for refusal.
Stronger Enforcement
Local authorities will be given expanded enforcement powers, making it easier to identify and take action against non-compliant landlords. These powers include increased civil penalties, wider use of rent repayment orders and higher maximum fines for repeat offenders.
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Phase Two: Late 2026
Phase Two focuses on professionalising the sector:
National Landlord Database
All private landlords will eventually be required to register on a central government database, improving transparency and accountability across the sector.
Landlord Ombudsman
A mandatory Landlord Ombudsman Service will be introduced, giving tenants a free, independent route to resolving disputes and giving landlords clear dispute-handling expectations.
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Phase Three: 2030 and Beyond
The final phase aims to transform the quality and safety of rented homes:
Decent Homes Standard
A minimum standard for property condition will be introduced, expected around 2035 or later, requiring landlords to ensure their properties meet basic health, safety and structural criteria.
Minimum Energy Efficiency Standards
From 2030, all privately rented properties will generally be required to meet EPC C or equivalent, supporting energy efficiency and net-zero targets.
Awaab’s Law (Extended)
Awaab’s Law, already in force for social housing, will be extended to the private sector, imposing clear timeframes for landlords to address serious hazards such as damp, mould and safety issues.
This article is for informational purposes only and should not be considered legal advice.
About Lansdown Insurance Brokers
Lansdown Insurance Brokers are specialists in Landlord Insurance and Block of Flats Insurance. We can provide policies tailored to your needs and offer guidance on the necessary cover required. Whether you’re a landlord, or property manager, call the team on 01242 524498 or email enquiries@lansdowninsurance.com.
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