Labour’s long-awaited Renters’ Rights Bill has now received Royal Assent, officially becoming law and delivering one of the most significant overhauls of the private rented sector in decades.
The Government has now released the official implementation roadmap, confirming when each part of the legislation will come into force. The reforms will be introduced in three phases, with the most substantial changes—such as the end of Section 21 and the move to periodic tenancies—taking effect from 1 May 2026.
The Renters’ Rights Act is designed to strengthen renters’ protections while ensuring responsible landlords can continue to operate confidently within a compliant, transparent and professional framework.
For landlords, understanding these timelines – and preparing early – will be essential to remain compliant, minimise risk and protect your investment as the new rules roll out.
Our Renters’ Rights Bill: Complete Landlord Guide follows the structure of Martin & Co’s Renters’ Rights video series, offering clear summaries and practical advice for landlords navigating these major changes.
The Renters’ Rights Bill represents a complete overhaul of England’s private rental laws. Its central goals are to create fairer conditions for tenants, improve housing standards, and promote professional landlord practices.
The headline change is the abolition of Section 21 ‘no-fault’ evictions, which means landlords will no longer be able to end tenancies without a valid reason. However, new and strengthened Section 8 grounds for possession are being introduced, allowing landlords to reclaim their property for legitimate reasons such as selling, moving in, or persistent rent arrears.
The Bill also introduces:
A Decent Homes Standard for the private rented sector
A new Private Rented Sector Database
A Landlord Ombudsman for dispute resolution
Measures to prevent discrimination against tenants with children or those receiving benefits
While the Bill strengthens tenant protections, it’s designed to preserve landlords’ rights when managing their property professionally and fairly.
2. Fair Referencing: What Landlords Need to Know
The Bill introduces new requirements to ensure transparency and fairness during tenant referencing. Landlords and agents must not discriminate based on income source or family status, meaning tenants who receive housing benefits or have children cannot be automatically excluded.
You can still conduct affordability, employment, and credit checks – but decisions must be based on objective criteria, not assumptions.
Martin & Co landlords already benefit from fully compliant referencing processes, ensuring all checks meet the highest professional and legal standards.
3. Pets in Rental Homes: What the New Rules Say
Tenants will gain the right to request keeping a pet, and landlords will no longer be able to unreasonably refuse such requests.
However, landlords are still allowed to refuse a request based on legitimate grounds – for example, if the property or lease restrictions make the request unreasonable.
Originally, the Bill proposed that landlords could require pet damage insurance. But that clause has been scrapped following late amendments, meaning landlords will no longer be able to demand insurance as a condition for granting pet permission.
In practice, this means:
A blanket “no pets” policy will be largely outlawed.
Landlords must assess each pet request on its merits.
Any refusal must be reasonable, documented, and based on valid factors.
Damage caused by a pet may still be recoverable from the deposit or via landlord legal action, but you can’t force upfront insurance.
Martin & Co will help you handle pet requests fairly, update your tenancy agreements accordingly, and guide you on how to safeguard your property under the new rules.
4. Ending a Tenancy: What Landlords Need to Know
Under the new system, Section 21 ‘no-fault’ evictions will be abolished. All tenancies will move to a periodic structure, meaning they continue until either party gives notice.
These changes take effect from 1 May 2026, when Section 21 is abolished and all existing tenancies automatically convert to periodic agreements.
To regain possession, landlords will rely on strengthened Section 8 grounds, which include:
Selling the property
Moving back into the property
Rent arrears or anti-social behaviour
While the process will become more structured, landlords will still be able to regain possession when necessary – provided they follow the correct legal process.
For landlords using Martin & Co’s Full Management service, all notices, documentation, and compliance steps are handled for you, ensuring you remain fully protected.
5. Rent Arrears: What Landlords Should Know
Under the Renters’ Rights Bill, the rules for repossession due to rent arrears have been updated. Key points include:
Landlords can only serve a notice for possession if the tenant has fallen into arrears of three months’ rent or more.
The minimum notice period has been extended from 14 days to 28 days, giving tenants additional time to remedy the situation.
Notices must clearly state the arrears, the required action, and the time frame for the tenant to respond.
Landlords are encouraged to communicate proactively and explore solutions before initiating court proceedings.
These changes are designed to protect tenants from short-term eviction pressures while still allowing landlords to reclaim their property when there is substantial non-payment.
These updated arrears rules also commence 1 May 2026, aligning with the removal of Section 21.
Martin & Co offers full management and rent and legal protection, which helps landlords stay compliant, issue correct notices, and manage arrears efficiently under the new rules.
6. Rent Increases: What’s Allowed Under the New Rules?
The Renters’ Rights Bill introduces clearer rules around rent increases.
Key points include:
Rent can only be increased once every 12 months.
Landlords must give adequate written notice.
Tenants will be able to challenge unfair rent rises via the First-tier Tribunal.
The new annual increase limit and two-month notice requirement come into force on 1 May 2026.
To remain compliant, landlords should review rents annually and base adjustments on local market data, rather than arbitrary increases.
Martin & Co can manage rent reviews on your behalf, ensuring every increase is fair, compliant, and effectively communicated. Our experienced team achieves competitive rental returns while maintaining positive tenant relationships and full legal compliance.
7. Rent Repayment Orders: What They Are and How They Work
The Bill expands the circumstances under which rent repayment orders (RROs) can be issued – allowing tenants to claim back rent if landlords fail to comply with certain regulations, including:
Unlawful eviction
Failure to meet the Decent Homes Standard
Non-compliance with licensing or registration requirements
With greater enforcement powers for local authorities, compliance is critical. Landlords using Martin & Co’s managed services already benefit from proactive compliance checks and protection against common pitfalls that could trigger RRO claims. The expanded RRO powers apply to breaches committed after 1 May 2026.
8. New Standards for Rental Properties
The Renters’ Rights Bill introduces the Decent Homes Standard to the private rented sector for the first time, aligning it with social housing requirements. Every rented home must now meet a clear, consistent benchmark of safety and quality.
To be classed as decent, a property must:
Be safe and hazard-free – Homes must meet statutory minimum standards with no serious hazards, including issues such as damp and mould, structural faults, or fire risks.
Be in good repair – Key features like the roof, windows, plumbing, and heating must be well maintained and fully functional.
Have modern facilities – Properties should include a reasonably modern kitchen and bathroom, with suitable layout and amenities.
Be warm and dry – Homes must provide adequate heating, insulation, and ventilation to ensure comfort and prevent damp.
Local councils will have stronger enforcement powers, and landlords who fail to comply could face fines of up to £7,000 or prosecution in severe cases. Although the Decent Homes Standard has been confirmed, its enforcement date will fall under Phase 3, following a detailed consultation later in 2026.
9. Landlord Ombudsman and Property Portal Explained
Every landlord will be required to join a new Landlord Ombudsman Scheme, providing an impartial and binding dispute resolution process for tenants and landlords.
In addition, a national Property Portal will be created to centralise information on rented properties.
Landlords will register their properties, confirming compliance.
Tenants will be able to check details before signing a tenancy.
Councils will use the data to focus enforcement on problem areas.
This system is designed to promote transparency and professionalism across the sector.
The PRS Database will launch in late 2026, followed by the rollout of the Landlord Ombudsman Scheme, which is expected to become mandatory for all landlords during 2028.
10. How Tenants Can End a Tenancy
Tenants will have the right to end a tenancy with two months’ notice at any time, giving them greater flexibility. These new notice rights will apply to all tenants from 1 May 2026.
While this may result in shorter average tenancies, professional management and proactive marketing can help landlords minimise void periods and maintain consistent rental income.
11. EPCs and the Warm Homes Grant: What’s Changing?
The government intends to introduce a Warm Homes Grant to support landlords in meeting future EPC efficiency standards.
Although details are still being finalised, it’s expected that financial assistance will be available for insulation, low-carbon heating, and energy-saving measures.
Landlords should prepare by reviewing current EPC ratings and planning upgrades where needed – particularly in older properties.
12. How to Prepare for the Renters’ Rights Bill
Preparation is key. Before the Bill becomes law, landlords should:
Prepare new tenancy agreements to ensure they conform with the updated legislation.
Update your process and rental policies.
Check your property meets the upcoming Decent Homes Standard.
Review insurance cover, especially for rent protection and legal costs.
Ensure your rent is at the right level now to avoid potential disputes.
Stay up to date on the Bill’s phased implementation dates.
Landlords should also review the Phase 1 deadline of 1 May 2026, ensuring all documentation, rent review processes and compliance records are ready by this date, and that tenants receive the required Government Information Sheet by 31 May 2026.
Martin & Co’s local experts can provide a free compliance check to ensure your property is ready.
13. Common Landlord Questions Answered
At our recent Landlord Q&A events, the most common landlord concerns focused on three areas:
How to regain possession without Section 21
The cost of compliance with new standards
Managing risk around rent arrears
Our advice remains clear: the most effective way to stay compliant and protect your income is to use professional Property Management with Rent & Legal Protection.
Can I still increase rent? Yes, but only once per year, and tenants can now challenge unreasonable increases via tribunal.
Can I still regain possession of my property? Yes, you can – but only through updated Section 8 grounds that require valid reasons.
Can I refuse tenants with pets? Only if there is a justifiable reason, such as a lease restriction. You can, however, request pet insurance.
Do I need to join the ombudsman? Yes, all landlords must join a government-approved redress scheme once the system goes live.
14. Final Thoughts on the Renters’ Rights Bill
While the Bill introduces greater tenant protection, it also brings structure and clarity for landlords. With the right preparation – and professional support – the transition can be smooth and beneficial for both parties.
Martin & Co recommends that all landlords review their portfolios, update contracts, and consider Full Management with Rent & Legal Protection to stay ahead of the curve.
15. Latest Parliamentary Update
TThe Renters’ Rights Bill officially received Royal Assent on 28th October 2025, marking its passage into law and confirming one of the most significant reforms to England’s private rented sector in decades.
Several key House of Lords amendments were adopted before Royal Assent, helping to provide greater clarity and balance for both landlords and tenants. These include:
Transitional protections for existing tenancies where rent is paid in advance
Defined timelines for introducing new possession grounds and processes
Flexibility for tribunal rent review decisions, ensuring fair outcomes for both parties
The Government’s confirmed implementation roadmap introduces major reforms from 1 May 2026, followed by additional measures through late 2026 and into 2028.
Renters’ Rights Act Implementation Timelines
The Government has now confirmed that the Renters’ Rights Act will be implemented in three phased stages, beginning with major reforms from 1 May 2026. These changes will apply to both new and existing tenancies unless otherwise stated.
Phase 1 — From 1 May 2026
The following measures will take legal effect:
Abolition of Section 21 ‘no-fault’ evictions
All PRS tenancies become periodic
Strengthened and updated Section 8 grounds (moving in, selling, arrears, ASB)
Rent increases limited to once every 12 months, with two months’ notice
Ban on rental bidding and limits on advance rent (max 1 month)
Ban on discrimination (children or benefit status)
Pet request deadlines (28 days to respond)
Councils begin enforcing new rights, with fines up to £7,000 and up to £40,000 for repeat/serious offences
Rent Repayment Orders widened
Documentation Requirements:
All new tenancies starting after 1 May 2026 must include prescribed written information (to be published January 2026).
All existing tenants must receive the Government’s official Information Sheet by 31 May 2026.
Phase 2 — From Late 2026
Launch of the Private Rented Sector Database, requiring:
Introduction of the Landlord Ombudsman Scheme (mandatory industry-wide redress). Full mandatory membership is expected during 2028.
Phase 3 — Following Consultation
Introduction of the Decent Homes Standard to the PRS
Rollout of Awaab’s Law repair deadlines
A proposed requirement for EPC C by 2030 (subject to consultation)
Conclusion
The Renters’ Rights Bill represents one of the most significant shifts in the private rented sector for a generation. For landlords, it brings both challenges and opportunities – a move towards greater regulation and transparency, but also the chance to operate with renewed confidence in a more professionalised market.
While the removal of Section 21 and the introduction of new compliance requirements may seem daunting, landlords who stay informed and adopt best practices will be well-positioned to succeed. The key to thriving under the new rules lies in proactive management, strong legal protection, and expert guidance.
At Martin & Co, our property professionals are already helping landlords prepare for these changes – from reviewing tenancy agreements and ensuring compliance, to offering Full Management and Rent & Legal Protection services that safeguard your income and peace of mind.
If you’d like personalised advice on how the Renters’ Rights Bill could affect your portfolio, or want to ensure your properties are fully compliant ahead of implementation, contact our experts at Martin & Co today.
Together, we’ll help you navigate the new landscape with confidence and clarity.
Want To Know The Sale or Letting Value Of Your Property?
Book your complimentary sales or rental property valuation now.
James has lived in the Poole & Bournemouth area for over 25 years and has an extensive knowledge of the conurbation. He started his career in the property industry in 2015 following his graduation from the University of Kent, Canterbury and has worked in a variety of different roles in this time. Formerly a Sales Manager, he brings an in-depth understanding of the industry to his current role as Marketing Manager at Martin & Co.
