The Renters’ Rights Act will bring significant changes to the private rented sector in England.
One of the most important things for landlords to understand is that these changes will not happen overnight. Instead, the legislation is expected to be introduced in stages, with different elements coming into force at different times over the next few years.
Below is a clear overview of the key dates and timeframes based on current government guidance. As with all major legislation, some details may still change once final commencement regulations are confirmed.
January 2026
New local authority enforcement powers now in force
These powers commenced on 27 December 2025.
Local authorities now have stronger investigatory powers to support the enforcement of housing law. Councils can act more proactively where there is reasonable suspicion of non compliance, rather than relying solely on tenant complaints.
This allows authorities to gather information and evidence earlier when investigating potential breaches of both existing and upcoming rules.
April 2026
Government awareness campaign expected
A national publicity campaign is expected to launch to help tenants understand the upcoming reforms. This is likely to focus on explaining tenant rights and what renters can expect from landlords and letting agents under the new framework.
From May 2026 (expected Phase One)
Phase One of the Renters’ Rights Act is currently expected to begin from May 2026 and introduces many of the most significant changes for landlords.
Key measures expected to include:
The end of fixed term tenancies and Assured Shorthold Tenancies
All new and existing tenancies moving to Assured Periodic Tenancies
The abolition of Section 21 no fault evictions
New rules around rent increases
Rent in advance limited to one month
A ban on rental bidding wars
New protections against rental discrimination
A strengthened right for tenants to request to keep a pet
An expansion of civil penalties available to local authorities
Exact start dates for individual measures may vary and will be confirmed through formal regulations.
From Autumn 2026 onwards (expected Phase Two)
Phase Two is expected to introduce new sector wide oversight and accountability measures.
These are likely to include:
The creation of a Private Rented Sector Database
The launch of a Private Rented Sector Landlord Ombudsman
Landlords are expected to register both themselves and their properties on the database and to join the Ombudsman scheme. While these measures are planned, exact implementation dates have not yet been confirmed.
Current government guidance suggests that mandatory Ombudsman membership may not be required until 2028.
Future phases
Later stages of the Act are expected to introduce further reforms, including:
A new Decent Homes Standard for the private rented sector
New legal duties around serious hazards such as damp and mould, commonly referred to as Awaab’s Law
No firm dates have been set for this phase. Government commentary suggests these requirements may not be fully introduced until the mid 2030s.
What landlords should do now
The Renters’ Rights Act represents one of the biggest shifts in the private rented sector for decades. Preparing early will be key to managing the transition smoothly.
Landlords should:
Stay up to date with confirmed implementation dates
Review tenancy agreements, processes and documentation
Seek expert advice where needed to remain compliant and protect their investment
The ethical way
We are proud members of the Ethical Agent Network, a group of independent agents selected for meeting strict standards around values, service and integrity.
If you would like to understand how these changes affect your property or portfolio, or why we are the only local agency in the Ethical Agent Network, our Thetford team is always happy to help.
Article by Andrew Overman | Partner | Location Location East
