Following the implementation roadmap published late last year, we are now fast approaching the first major milestone.
1 May 2026 marks the beginning of Phase One, a shift designed to provide tenants with more security while modernising how landlords manage their portfolios. For property managers and agents, it’s a sector-wide reset. But what can they expect?
1. The end of ‘no-fault’ evictions
Perhaps the headline change of the Act is the official retirement of Section 21. Starting May 1, landlords can no longer regain possession of a property without citing a specific, legally recognised reason.
Any Section 21 notice served before 1 May, 2026, remains valid until it expires. However, court proceedings based on these notices must typically be initiated by July 31, 2026.
All evictions must now use Section 8 grounds. This includes mandatory grounds like the landlord’s intent to sell or move back in, and strengthened grounds for serious rent arrears or anti-social behaviour.
Learn the specifics of everything mentioned here in our Renters’ Rights Act Explainer Guide.
2. Transparent rent and capped upfront costs
To address affordability and market volatility, Phase One introduces strict new rules on how rent is set and increased. This spells the end for bidding wars, so landlords must list an asking price and are prohibited from inviting or accepting offers above that figure.
It also means rents can only be raised once per year. All increases must follow the Section 13 process using the new Form 4A and require at least two months’ notice.
Plus, landlords are now legally limited to requesting no more than one month’s rent in advance, removing a significant barrier for many low-income households and students.
3. A shift to rolling tenancies
Fixed-term agreements, which are the traditional “six-month or one-year” contracts, are being phased out. In their place, assured periodic tenancies will become the industry standard.
Existing tenancies will automatically switch to this rolling monthly format, so renters can end their stay at any time by providing two months' notice, removing the lock-in period that previously defined the market.
4. A change to pets in lets
Tenants now have a legal right to request a pet, and landlords cannot “unreasonably” say no. Once a written request is made, a landlord has 28 days to respond. Valid refusals are limited, but a head lease may prohibit animals, or the property may be objectively unsuitable.
To balance this, landlords can now require tenants to take out pet insurance or cover the cost of a specialist policy to protect against damage.
Local authorities have been granted more powers in this matter. Civil penalties have been expanded, with fines ranging up to £40,000 for serious or repeat offenders. Furthermore, Rent Repayment Orders (RROs) have been doubled in severity, ensuring that non-compliance carries a heavy financial weight.
5. Equality in every application
The Act makes it illegal to discriminate against prospective tenants based on their benefit status or family composition. Landlords must still conduct affordability and reference checks, but they cannot use children or the source of a tenant’s income as a blanket reason for rejection.
What is the next step for landlords?
Now is the time to prepare for these changes. The Government is expected to release guidance for tenants in April. The guidance will help tenants understand what has changed and support them in holding their landlord to account if things go wrong.
The Government published this report in November 2025, which explains the next steps in more detail.
Final thoughts
As we stand in February 2026, the countdown to 1 May is no longer a distant date. Phase One of the Renters’ Rights Act is a fundamental shift toward a more transparent, stable, and professional rental market.
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