Renters Reform Act – Phase 1 date announced

Good afternoon, following our recent update announcing the Renters Reform Act 2025 had finally received Royal Assent, the Government has now published its delivery roadmap, and Phase 1 will take effect on 1^st May 2026.

What’s in Phase 1?

• Section 21 ban – No new Section 21 notices can be served from 1 May 2026. Notices already served before that date remain valid until expiry or the tenant vacates.
  
  
• Periodic tenancies by default – All new tenancies will start as periodic (no fixed terms).
  
  
• Cap on rent in advance – Limits will apply to the amount a landlord can take upfront.
  
  
• Annual rent reviews via Section 13 – Rent increases must be issued by Section 13 with two months’ notice.
  
  
• No rental bidding – Landlords cannot accept offers above the advertised rent.
  
  
• Tenants will have the right to request a pet – Although Landlords can refuse on fair, legitimate grounds (e.g., head lease restrictions, lack of outdoor space, proximity to a main road).
  
  
• New Anti-discrimination measures – New protections, particularly for families and those receiving benefits.

From 1 May 2026, all existing and new private tenancies move onto the new framework.

What’s next?

• Phase 2 (late 2026): Launch of the Landlord Ombudsman and PRS Database.
  
  
• Phase 3 (mid-2030s): Further consultation on property standards, including the Decent Homes Standard and Awaab’s Law.

What do landlords need to do now?

The implementation date of 1^st May 2026, has been selected deliberately to allow landlords (and agents!) sufficient time to understand their responsibilities and action the required changes.

As part of the changes, Landlords will be required to issue information to their tenants to convert the tenancy agreements already in place (our managed property clients do not need to worry, as we will do this on your behalf).

Landlords without written agreements in place will need to provide details to their tenants prior to the implementation date, and we would encourage any landlords who this might affect to contact us to see how we might be able to assist them.

We will continue to provide updates as the government makes further announcements, but rest assured that the team will continue to work hard to ensure your compliance with the new regulations.

If you have any concerns about the new legislation, please do not hesitate to get in touch with one of the team.

01539 792035 or lettings@hackney-leigh.co.uk

Caring about you and your property