What Landlords Need to Know Ahead of Phase 1 in May 2026
The government has now confirmed that Phase 1 of the Renters’ Rights Act (RRA) will come into force on 1st May 2026, marking the beginning of significant reforms across the private rented sector. As the largest letting agent in the area, managing more than 1600 properties, we’re committed to keeping our landlords fully informed and supported through every stage of these changes.
Below is a clear breakdown of what to expect.
Phase 1 Reforms Starting 1st May 2026
End of Section 21 “No Fault” Evictions
From 1st May, landlords will no longer be able to use Section 21 to end tenancies. This represents one of the most substantial changes in the Act.
Updated Grounds for Possession
While Section 21 is being abolished, new and updated grounds for possession will be available, including the ability to regain possession in order to:
• Move back into the property
• Move close family members in
• Sell the property
• Carry out major refurbishment
Each of these grounds will come with revised notice periods, ensuring clearer expectations for both landlords and tenants.
Periodic Tenancies Becoming the Default
From 1st May, all new tenancy agreements must be periodic.
Existing Assured Shorthold Tenancies (ASTs) will continue unchanged until that date.
Rent Review Changes
There will be a number of reforms affecting rent increases, including:
• Rent can only be increased once per year
• Increases must follow the statutory Section 13 process
• A ban on rental bidding wars
• A cap limiting rent in advance to a maximum of one month
Additional Tenant Protections
Tenants will benefit from:
• Strengthened anti discrimination protections
• A new legal right to request a pet
What’s Coming Next: Later Phases of the RRA
Phase 2 – Expected Late 2026
Landlords can expect the introduction of:
• The new PRS Database
• A mandatory Landlord Ombudsman Scheme
Phase 3 – Date Still to Be Confirmed
This stage is likely to include:
• A Decent Homes Standard for the private rented sector
• Measures reflecting elements of Awaab’s Law
What About Enforcement?
It is anticipated that local councils will have enforcement powers in place by the end of December 2025. However, given the workload many councils already face, we will continue monitoring this and provide updates as soon as more information becomes available.
Supporting You Through the Changes
Our team has already begun preparing the necessary processes and documentation to help landlords navigate these reforms with confidence. With over 1600 properties under our management, we are well positioned to guide you through the months ahead and ensure compliance without added stress.
If you have any questions or would like advice specific to your portfolio, our expert team is here to help.
