Renters’ Rights Act phase one: A practical guide for landlords

With the Phase one of the Renters’ Rights Act now in effect from 1 May, landlords and tenants need to be prepared for the significant reshaping of the private rented sector.  This guide outlines the key reforms included in Phase one and highlights the main changes and deadlines you need to be aware of as a landlord. Read our Renters’ Rights Act phase one: A practical guide for landlords on everything you need to know. 

What’s happening on 1 May 2026: An overview 

Phase one of the Renters’ Rights Act comes into force on 1 May 2026, introducing the most significant changes to the private rented sector in England in decades. 

These reforms are not minor updates. They represent a fundamental shift in how tenancies are structured, managed, and ended.  

Importantly, the new rules will apply to all tenancies at the same time, both existing agreements and new tenancies. This means landlords must prepare across their entire portfolio, not just future tenancies.  

The reforms taking effect in phase one:  

End of Section 21 ‘no-fault’ evictions  

One of the most significant changes is the abolition of Section 21 of the Housing Act 1988. From May 2026, landlords will no longer be able to regain possession without providing a legally valid reason.  

This removes the ability to issue “no-fault” eviction notices and instead requires landlords to rely on Section 8 possession grounds, which are evidence-based.  

Any Section 21 notice served before 1 May 2026 will remain valid until it expires or possession is achieved.   

Permitted grounds for possession include:  

• Persistent or serious rent arrears   

• Anti-social or criminal behaviour   

• The landlord’s intention to sell the property   

• The landlord or a close family member wishing to occupy the home   

• Substantial redevelopment or major refurbishment   

The Government has stated that these grounds will be clarified and strengthened to make sure landlords can still act where there is genuine need.   

Fixed terms replaced by assured periodic tenancies 

The Act removes fixed-term tenancies entirely, replacing them with assured periodic tenancies as the default. 

Under the new system 

• Tenancies will no longer have a fixed end date 

• Rent will typically be paid monthly 

• Tenants can give notice at any time (subject to the required notice period) 

• This shifts tenancy management from a fixed-term cycle to an ongoing process, requiring continuous oversight rather than renewal-based management 

Rent controls and new notice rules  

From 1 May 2026, new rules will apply to rent increases and notices:    

• Rent can only be increased once every 12 months   

• Increases must follow the formal legal process   

• Tenants can challenge rent increases   

• Rent in advance will be limited   

• Rental bidding will be banned   

Landlords will need to make sure that rent review processes are compliant, clearly documented, and consistently applied.  

New documentation and compliance requirements 

The new framework introduces additional expectations around documentation and transparency. 

Landlords and agents will need to: 

• Update tenancy agreements to reflect periodic structures 

• Provide tenants with required information at the start of the tenancy 

• Maintain accurate records to support compliance and, where necessary, possession claims 

Pets in rental properties  

The Renters’ Rights Act introduces a more structured approach to pets in rental homes.  

From 1 May 2026:  

• Tenants will have a formal right to request permission to keep a pet in writing 

• Landlords must consider all requests and cannot unreasonably refuse consent 

• Decisions must be made and provided in writing within 28 days 

• Blanket “no pets” clauses will no longer be permitted 

• Refusals will only be allowed on reasonable grounds, such as property size, lease restrictions, or tenant allergy concerns 

This represents a shift towards greater flexibility for tenants while still protecting landlords’ property interests.   

What this means for landlords 

• Remove any blanket “no pets” clauses from tenancy agreements 

• Put a clear written process in place for handling pet requests within the 28-day timeframe 

• Consider specialist insurance options, such as Total Landlord’s pet damage protection, to help manage the risk of pet-related damage.  

Total Landlord’s pet damage protection offers up to £2,500 in cover per property, including wear and tear such as claw marks or stains.   

End of blanket bans on tenants with children or on benefits  

Landlords and letting agents will no longer be able to impose blanket bans on renting to tenants who receive benefits or who have children.  

From May 2026:  

• Practices such as “No DSS” or “No children” policies will be prohibited   

• Refusing to provide property information or denying viewings on this basis will not be permitted   

• All applicants must be assessed on an individual basis   

Phase one impact 

 Phase one requires landlords to rethink how they manage tenancies on a day-to-day basis.  

This includes:  

• Moving from fixed-term planning to ongoing tenancy management   

• Embedding evidence-led processes into operations   

• Making sure documentation and deposit compliance are robust and accessible   

What you need to do before 1 May 2026

With the implementation date approaching, landlords should focus on practical, portfolio-wide preparation for readiness from day one. 

Update tenancy agreements  

Tenancy agreements should be reviewed and updated to reflect the new legal structure.  

Key updates include:  

• Removing references to fixed terms and renewals   

• Checking agreements are suitable for rolling periodic tenancies   

• Reviewing clauses relating to rent increases, notice requirements, and pet restrictions 

Update possession processes  

Section 21 will no longer be available, so existing processes must be updated.  

Landlords should:  

• Understand Section 8 grounds fully   

• Be ready to rely on evidence rather than notice periods   

• Keep detailed records of tenant behaviour and payments 

Update rent and referencing processes  

With restrictions on upfront rent: 

• Focus on affordability checks   

• Plan rent reviews carefully and formally 

Check your deposit compliance 

Landlords must make sure:  

• Deposits are protected within 30 days   

• Prescribed information has been served correctly   

• Records are complete and accessible   

Issue the Government Information Sheet 

You must provide the required government Information Sheet to all tenants before 31 May 2026. Read our article on the Renters’ Rights Act Information Sheet for full guidance on what must be issued and when. 

Our 30-day action plan outlines the key steps landlords should take to achieve full compliance and operational readiness ahead of 1 May 2026. 

Deposits under the Renters’ Rights Act   

Deposit protection remains a core legal requirement under the new regime, but its role becomes more significant as tenancy structures and possession rules change.  

Under phase one, deposits are not just about compliance. They play a critical role in supporting possession claims, resolving disputes, and protecting landlord interests.  

 What is staying the same: 

• Deposit caps remain at five weeks’ rent (or six weeks where annual rent exceeds the threshold) in England 

• Deposits must still be protected within 30 days of receipt   

• Prescribed information must be served correctly and within the required timeframe   

These requirements continue to apply across all tenancies and remain the foundation of deposit compliance.  

What’s changing: 

• Deposit compliance becomes more closely linked to possession rights under Section 8   

• Greater reliance on evidence increases the importance of accurate deposit records   

• Increased scrutiny in disputes, particularly as tenancies become longer and fully periodic   

As possession becomes evidence-based, any gaps in deposit protection or documentation may impact an agent’s ability to support landlord claims. 

New risks for landlords 

• Longer tenancies increase the likelihood of wear and tear disputes   

• No fixed end dates mean fewer “natural” check-out points for inspections and condition reviews   

• Poor documentation can weaken your position in disputes or possession claims 

• Compliance gaps may lead to legal and financial risk   

What this means in practice  

You should treat compliance as an ongoing process, not a one-off task.  

This includes:  

• Keeping detailed records throughout the tenancy 

• Making sure check-in documentation and inventories are robust and detailed   

• Carrying out regular inspections to support condition evidence   

• Keeping clear audit trails to support both disputes and possession claims   

Why this matters  

Under the new regime, compliance, documentation, and evidence will directly affect your ability to:  

• Regain possession of your property   

• Resolve disputes fairly   

• Protect your rental income   

Landlords who prepare early will be in a much stronger position when the changes take effect. 

Next steps landlords should take 

Now that you understand the key changes coming in under the Renters’ Rights Act, the focus should shift to practical preparation across your portfolio. 

To make sure nothing is missed, download and read our full Renters’ Rights Act readiness checklist, which provides a detailed, step-by-step guide to preparing your agency for the changes.