Only 2 Months to Go: Is Your Portfolio Ready for the Renters’ Rights Act?
From 1 May 2026, the Renters’ Rights Act 2025 (RRA) will introduce the most significant reforms to the private rented sector in decades. With just around two months / 11 weeks left until phase one starts, now is the time landlords must act to ensure compliance, protect their investments, and avoid penalties.
What’s Happening on 1 May 2026? (Phase 1)
The first wave of changes — affecting all private rented tenancies — comes into force from 1 May 2026. These include major shifts to how tenancies operate and how landlords can manage possession.
Key Phase 1 reforms
- Abolition of Section 21 “no-fault” evictions — landlords can no longer evict tenants without a specific legal reason.
- All fixed-term tenancies become Assured Periodic Tenancies — rolling contracts with no end date automatically apply to both existing and new tenancies from May.
- Reformed possession grounds — landlords must rely on modernised legal grounds (similar to Section 8 but updated), which carry strict notice requirements.
- New rent increase rules — landlords can only raise rent once a year using a Section 13 notice with a minimum 2-month notice period, and tenants can challenge increases at tribunal.
- Ban on “bidding wars” — advertised rent must be the rent asked, and landlords or agents cannot ask for or accept offers above it.
- Right to request pets — landlords can’t unreasonably refuse requests for pets; reasonable conditions (e.g., pet damage insurance) may apply.
These changes affect almost every aspect of lettings practice — from drafting agreements to how you manage rent and possession.
Where Landlords Could Fall Foul — and How to Avoid It
Failing to prepare can lead to fines, enforcement action, or even criminal liability. Here’s what landlords must watch for:
1️⃣ Not Updating Tenancy Agreements or Processes
Most current assured shorthold tenancies will automatically convert to periodic tenancies, but landlords must still ensure:
- all agreements are legally compliant and documented; and
- tenants are given the required information about their new rights.
📌 Tip: Conduct a portfolio audit now and correct outdated clauses (e.g., rent review clauses that won’t be recognised after May).
2️⃣ Incorrect Eviction Procedure After 1 May
The abolition of Section 21 means landlords can no longer use “no-fault” evictions. If you attempt to serve Section 21 notices after 1 May, they will be invalid.
Instead landlords must use reformed possession grounds — each with strict notice requirements and, in many cases, evidential thresholds.
📌 Tip: Provide training for your team on the new grounds and correct notice procedures immediately.
3️⃣ Failure to Comply With Rent Increase Rules
Rent increases will only be valid if:
- they are made using a Section 13 notice; and
- tenants are given at least 2 months’ notice.
Standard rent review clauses in contracts will be overridden by these statutory rules.
📌 Tip: Ensure you know the process of section 13 notices, and it is advisable to present comparables to the tenant when issuing a notice to substantiate the increase.
4️⃣ Not Preparing For Mandatory Registrations (Phase 2 and Beyond)
Later in 2026, landlords must begin registering with:
- a national Private Rented Sector Database, and
- a Landlord Ombudsman Scheme.
📌 Tip: Start gathering documents now (Gas Safety, EPC, EICR, licensing) so you can register promptly when these schemes launch.
5️⃣ Ignoring Property Standards and Awaab’s Law Extensions
Future phases will extend:
- Awaab’s Law response time requirements for hazards like damp and mould, and
- the Decent Homes Standard to private rented properties.
Landlords should already be checking properties proactively to reduce risk.
Practical Steps Landlords Should Take Now (Before May)
1. Review Every Tenancy File
- Check that agreements are documented and compliant.
- Remove outdated eviction clauses.
- Prepare communication templates explaining the change to tenants.
2. Audit Your Portfolio
- Identify properties with defects or hazards.
- Commission gas, electrical, and energy certifications where needed.
- Ensure documentation is complete and easily accessible.
3. Update Internal Procedures
- Train staff on new rent increase notices and possession grounds.
- Update rent review processes.
- Improve record-keeping systems.
4. Communicate With Tenants Early
Sending a clear, concise tenant information sheet about:
- new rights;
- how notice periods work;
- how rent increases will operate
- — helps reduce disputes.
5. Use Official Guidance
Bookmark and regularly review:
- the GOV.UK implementation roadmap; and
- the official guidance for landlords and letting agents.
Final Thought: Preparation Today Prevents Problems Tomorrow
The Renters’ Rights Act represents a transformational shift in landlord–tenant law. With just 11 weeks / two months until phase one takes effect, being proactive isn’t optional — it’s essential.
If you begin your preparations today, you’ll not only stay compliant but also strengthen your tenant relationships and secure your long-term investment performance.
Feel free to reach out to us if you have any concerns or questions, by contacting the Paulton office on (01761) 412 300 or the Wells office on (01749) 672 678.
