Renters’ Rights Act: Government Confirms Implementation Timeline

The Government has now published the official Roadmap for the Renters’ Rights Act, setting out when the biggest changes to the private rented sector in over a decade will come into force. With significant reforms on the horizon, landlords across England will need to prepare for new compliance requirements, tenancy structures and regulatory frameworks.

At Shouler & Son, we are committed to keeping our landlords informed and supported throughout the transition. Below, we break down the key dates and what they mean for you.

Key Implementation Phases Announced

Phase 1 – 1 May 2026

The first set of reforms will take effect, including:

• Move to periodic-only tenancies

• Abolition of Section 21

• Cap on rent in advance

• Anti-discrimination measures

• Ban on rental bidding

• One annual rent increase permitted via Section 13

• Tenants’ new right to request a pet

Phase 2 – Late 2026

Further structural changes to the sector will follow, including:

• Launch of the Private Rented Sector (PRS) Database

• Introduction of the Landlord Ombudsman

Phase 3 – Date TBC

Additional safety and quality standards will be implemented:

• Decent Homes Standard for rented property

• Awaab’s Law, bolstering protections related to damp and mould

From 27 December 2025, Local Authorities will also have enhanced investigatory powers under the Act.

What This Means for Landlords

All tenancies move to the new system from 1 May 2026

On this date, the new tenancy framework will apply to:

• Existing tenancies, which will automatically convert

• Any new tenancies created from this date onwards

Section 21 transitional period

Landlords may still issue Section 21 notices up until 30 April 2026.
Any notice served before this date remains valid for:

• Six months from service; or

• Until the tenant vacates

After 1 May 2026, Section 21 will no longer be available.

Written Tenancy Agreements Under the New Rules

The Act requires that:

• All new tenancies must include a written tenancy agreement containing specific Government-prescribed information.

• Existing written agreements do not need to be reissued, but landlords must provide tenants with the forthcoming Government information sheet outlining how the reforms affect their tenancy.

• Tenancies without a written agreement (such as those originally set up verbally) will require landlords to provide a written document containing the necessary information.

More detailed requirements will be confirmed once secondary legislation is released.

How Shouler & Son Can Support Landlords

The scale of these reforms means many landlords—particularly those managing their own properties or using tenant-find services—may find the changes complex and time-consuming to navigate.

Shouler & Son’s Fully Managed Service offers complete peace of mind, including:

• Handling all documentation and providing the required Government information

• Ensuring tenancies convert correctly under the new system

• Serving compliant notices

• Managing tenant requests and communications

• Keeping you up to date with every legislative change

• Ensuring compliance with the PRS Database and Landlord Ombudsman requirements once introduced

For landlords considering additional support as the new regulations approach, upgrading to full management may be a valuable step to ensure long-term compliance and protection.

Stay Informed With Shouler & Son

We will continue to update landlords as the Government publishes further details, including the full information requirements for new written tenancy agreements and the launch of the PRS Database.

If you have any questions about how the Renters’ Rights Act may affect your property, or if you would like to discuss your management options, please contact our Dan Barradale, head of Residential Lettings on 01664 412719.