Switching on Renters’ Rights

Phase 1

The first phase will introduce periodic tenancies as a replacement for existing fixed-term tenancies. All new private residential tenancies from 1 May 2026 will be periodic, and most existing fixed term tenancies will automatically convert.

Phase 1 will see the controversial abolition of the existing “no fault” eviction under Section 21 of the Housing Act 1988 (HA 1988). Landlords will now need a valid reason under Section 8 HA 1998 to remove a tenant. For landlords with a valid reason, the Act intends to ease the burden of obtaining possession. For more details on Section 8 grounds, see our article linked above. Until Phase 1 comes into force, landlords can still serve a Section 21 notice. A valid Section 21 notice will remain valid after the introduction of Phase 1 until proceedings in respect of that notice are concluded.

The government is also seeking to promote fairness in the private rental sector by:

• Prohibiting rental increases outside of a revised Section 13 of the HA 1998, which requires landlords to serve a notice in the prescribed form to increase rent. Not less than two months’ notice will now be required before any increase can take effect under the Act.
• Only permitting one rent increase a year.
• Limiting the requirement for rent in advance to one months’ rent.
• Requiring landlords to consider tenant requests to rent with a pet and giving a valid reason for refusal.
• Prohibiting unfairness towards those with children or in receipt of benefits.

Penalties for noncompliance are being expanded, with local councils required to report on enforcement activity to ensure the new measures are implemented. Local councils will be able to issue financial penalties of up to £7,000 to landlords for noncompliance or up to £40,000 for continuing or additional breaches.

The measures in Phase 1 will come into force on 1 May 2026. See our timeline below for key dates before and after Phase 1.

Phase 2

In late 2026, the government will introduce a database holding key information on landlords and properties. All landlords in the private rental sector will be required to register and pay an annual fee, though this is not expected to begin until 2028. Public access to the system will follow at a later stage.

The database will also hold safety information for properties, and landlords will not be able to obtain a possession order if such safety information is not up to date. This aligns with recent case law on mandatory provision of gas safety records to tenants.

A new “Landlord Ombudsman” will also be introduced as an alternative to costly court proceedings, providing a mechanism to resolve landlord and tenant disputes, and offering guidance for landlords.

As above, the onus on local councils to actively enforce the new measures is increasing. From 27 December 2025, councils will have enhanced powers to inspect properties, demand documents and access third-party data to assist them with enforcement.

There are also plans to extend similar measures and protections to those renting in the social housing sector within Phase 2.

Phase 3

Specific timescales for Phase 3 are yet to be announced but are expected to be introduced in 2035 or later.

It will include provisions setting a minimum quality standard for all properties let in the private residential sector, including applying a health and safety rating system and implementing Awaab’s Law in the private rental sector. Awaab’s Law currently only applies to social housing and requires landlords to address all emergency hazards within fixed timeframes, including from damp and mould, that pose a significant risk of harm to tenants. The Act will empower tenants to apply to court to force landlords to address those hazards. The government’s guide to the Act contains more detail on Awaab’s Law and all other proposals under the Act and can be found in the GOV.UK Guide to the Renters’ Rights Act.