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Following the implementation roadmap published late last year, the UK rental sector is fast approaching its first major milestone.
1 May 2026 marks the beginning of Phase One. This shift is designed to provide tenants with greater security while modernising how landlords and property managers oversee their portfolios.
Here is what property managers and landlords need to prepare for as we head into the spring.
1. The end of ‘no-fault’ evictions
The headline change of the Act is the official retirement of Section 21. Starting 1 May, landlords can no longer regain possession of a property without citing a specific, legally recognised reason.
Any Section 21 notice served before 1 May 2026 remains valid until expiry, but court proceedings must typically be initiated by 31 July 2026.
All evictions must now move through Section 8 grounds. This includes mandatory grounds—such as the landlord’s intent to sell or move back in—and strengthened grounds for serious rent arrears or anti-social behaviour.
2. Transparent rent and capped upfront costs
Phase One introduces strict new rules to curb “bidding wars” and market volatility. Landlords must now list a clear asking price and are prohibited from inviting or accepting offers above that figure.
Rents can only be raised once per year. All increases must follow the Section 13 process using the new Form 4A, requiring at least two months’ notice.
Landlords are now legally limited to requesting no more than one month’s rent in advance, a move aimed at making the market more accessible for students and low-income households.
3. The shift to rolling tenancies
The traditional fixed-term agreement (the “six-month” or “one-year” contract) is being phased out. In its place, assured periodic tenancies are the new industry standard.
Existing tenancies will automatically transition to this rolling monthly format. This means renters can end their stay at any time by providing two months' notice, effectively removing the lock-in periods that previously defined the market.
4. Pets in lets and compliance penalties
Tenants now have a legal right to request a pet, and landlords cannot “unreasonably” refuse.
Once a written request is made, landlords have 28 days to respond. Valid refusals are narrow—for example, if a head lease prohibits animals or the property is objectively unsuitable.
To protect your assets, landlords can now require tenants to take out pet insurance or cover the cost of a specialist policy to protect against damage.
Local authorities now have expanded powers, with civil penalties reaching up to £40,000 for repeat offenders. Additionally, Rent Repayment Orders (RROs) have doubled in severity.
5. Equality in every application
The Act makes it illegal to discriminate against prospective tenants based on their benefit status or family composition. While landlords must still conduct rigorous affordability and reference checks, they can no longer use the presence of children or a tenant’s source of income as a blanket reason for rejection.
How to prepare for 1 May
The Government is expected to release official guidance for tenants this April, which will help renters understand their rights and how to hold landlords accountable.
As we stand in February 2026, the countdown is on. Phase One of the Renters’ Rights Act represents a fundamental shift toward a more transparent, professional rental market. Success in this new era depends on automation and accurate record-keeping.
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