The Renters Rights Act

The Government’s proposed Renters’ Rights Bill is set to bring significant changes to the private rental sector. While the details are still being finalised, landlords, tenants, and property professionals should be prepared for a shift in how rental agreements are structured and managed.

At Grantley, we’re following developments closely to ensure our clients remain well-informed and supported throughout the transition.

What’s Changing and When?

The Ministry for Housing, Communities and Local Government has released a three-phase Roadmap for implementing the Renters’ Rights Act. The reforms start on 1 May 2026 and will reshape how all private residential tenancies operate.

Phase 1 — From 1 May 2026

The core tenancy reforms come into force, including:

All tenancies becoming periodic (no more fixed terms)
Section 21 abolished, ending “no-fault” evictions
A cap on rent in advance
New anti-discrimination rules on letting and advertising
A ban on rental bidding
Annual rent increases only, via Section 13 notices
Tenants gain a right to request a pet (with landlords able to require insurance)

Phase 2 — Late 2026

The new system introduces:
Mandatory Landlord Ombudsman membership
A phased rollout of the PRS Database, where landlords and properties will need to be registered

Phase 3 — 2035–2037 (consultation pending)

Introduction of the Decent Homes Standard for the private rented sector
Implementation of Awaab’s Law, setting strict timeframes for resolving hazards such as damp and mould

What Does This Mean for Landlords?

From 1 May 2026, the new tenancy rules automatically apply to all private residential tenancies.
Your existing tenancies will convert to the new system on that date.
Any new tenancies starting on or after 1 May 2026 must follow the new rules from day one.
There is no action needed to “switch over” a tenancy — the law does this automatically.

What About Section 21?

Section 21 “no-fault” notices can still be served up to 30 April 2026.
After that date, Section 21 is abolished.
If you serve a Section 21 notice before 1 May 2026:
It remains valid for six months from the date of service, or
Until the tenant vacates voluntarily
As long as the notice was correctly served under the current rules
After 1 May 2026, all possession routes must follow the new system based on clear legal grounds.

Written Statements and Tenancy Documents

The new rules require that all new tenancies have a written tenancy agreement containing certain prescribed information set by the UK Government. This will be provided via secondary legislation.

For existing written agreements

You do not need to issue a new tenancy agreement. Instead:
You must give the tenant a Government-issued information sheet explaining how the reforms affect their tenancy.
Government guidance and templates will be shared closer to implementation.
For tenancies without a written agreement
If your current tenancy is verbal or a protected (Rent Act) tenancy:
You will need to provide a written document containing the legally required information from the Government.