The government has set out the timeline for the implementation of the Renters’ Rights Act.
The first tranche of reforms, including a ban on no-fault evictions, will come into force from 1 May 2026. Tenants will be able to appeal excessive above-market rent increases that try to force them out and landlords can no longer unreasonably refuse tenants’ requests to have a pet.
From 1 May 2026, it will also become illegal for landlords and letting agents to: increase rent prices more than once a year; ask for more than one month’s rent payment in advance; pit prospective tenants against one another through rental bidding wars; and discriminate against potential tenants, because they receive benefits or have children.
Steve Reed, housing secretary, said: “We’re calling time on no-fault evictions and rogue landlords. Everyone should have peace of mind and the security of a roof over their head – the law we’ve just passed delivers that. We’re now on a countdown of just months to that law coming in – so good landlords can get ready and bad landlords should clean up their act.”
Responding to the news, Kate Butler, assistant director (real estate) at the British Property Federation, said: “The implementation roadmap provides a welcome degree of much-needed clarity for the sector on these once-in-a-generation reforms to private renting, and we are pleased to see government heed our calls for at least a six-month period to prepare. We have long advocated stronger tenant protections and greater professionalisation for private rented homes. The build-to-rent sector, in particular, is already ahead of the curve on many of the act’s reforms, demonstrating best practice in property management.
“However, significant uncertainties still remain that could impede the sector’s ability to operate effectively and deter investment into new homes. It is essential that the government publish the details of the forthcoming secondary legislation well in advance of their implementation to give the sector time to prepare. We continue to highlight the critical need for digitisation and resourcing of the courts, a clear process for monitoring for ‘overwhelm’ of the tribunal, and establishing a filtering body to manage vexatious section 13 rent increase appeals. Without this, the courts could clog up, creating uncertainty for tenants and driving away investment into building more homes.”
David Smith, property litigation partner at Spector Constant & Williams, added: “This will put agents under an immense amount of pressure to get everything done ready for the start date. As the government does not intend to give details of what needs to be in tenancy agreements until early in 2026 there will be very little time to prepare paperwork, train staff and update systems.”
Kate New, partner at Foot Anstey, said: “Today’s announcement means landlords have one last six-month window to use no-fault evictions route to evict tenants before this door is slammed shut. Landlords pursuing high-yield results might now look to get rid of certain tenants to capitalise on asset value increases and will now be on high alert, high activity following this development. As a result, the courts will quickly be flooded with attempted actions in the run up to this May deadline and thereafter. This flurry of cases will further exacerbate the industry issue of court backlogs and delays; an inevitable but overlooked knock-on effect from today’s news.”
Scott Goldstein, property disputes partner at Payne Hicks Beach, added: “There is a lot of work to do before the first raft of reforms is introduced in May. The government says it will produce information sheets notifying tenants of their new rights. Landlords and managing agents will have to give their tenants these information sheets by no later than 1 April.
“These regulations will apply to oral tenancies as well as written ones, representing a trap for the unwary. Penalties for non-compliance include a fine of up to £7,000, and possibly criminal liability. It is critical that landlords and agents are up to speed with these changes.”
