The Renters’ Rights Act is set to transform private renting in England, bringing historic changes for both tenants and landlords. To help everyone prepare, here’s a clear breakdown of what’s coming, when, and how it will affect you.

Phase 1: Major Changes from 1 May 2026

From 1 May 2026, the first wave of reforms will kick in:

• No-fault evictions (Section 21) will end. Landlords can no longer evict tenants without a valid reason, giving renters more security and peace of mind.
  
  

• Rent increases limited to once per year. Tenants can appeal excessive rent hikes, and landlords can’t demand more than one month’s rent in advance.
  
  

• Rental bidding wars and discrimination banned. Landlords and agents can’t pit tenants against each other or refuse applicants because they receive benefits or have children.
  
  

• Councils get new enforcement powers. Local authorities can issue fines up to £7,000 for breaches, rising to £40,000 for repeat or serious offences. They can also order landlords to repay rent for certain offences.
  
  

Phase 2: New Services and Databases (Late 2026 Onwards)

The second phase will introduce more support and transparency:

• Private Landlord Ombudsman. This free, independent service will help tenants resolve complaints without going to court.
  
  

• Private Rented Sector Database. All landlords must register themselves and their properties. The rollout will be staggered by area, making it easier to check who’s renting and where.
  
  

Phase 3: Raising Standards (Date TBC, After Consultation)

The final phase will focus on improving the quality of rented homes:

• Decent Homes Standard. For the first time, private rentals must meet minimum standards for safety, security, and warmth.

• Extension of Awaab’s Law. More protections against dangerous homes will be considered.

• Minimum Energy Efficiency Standards (EPC C). By 2030, most rented homes must meet higher energy efficiency standards unless exempt.
  
  

What Should Landlords and Tenants Do Now?

• Landlords: Review your tenancy agreements, prepare for new registration requirements, and ensure your properties meet upcoming standards.

• Tenants: Know your rights, keep records of rent payments and communications, and be ready to appeal unfair rent increases or discrimination.

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Disclaimer: This article is for informational purposes only and does not constitute legal, financial, or tax advice. Outcomes in divorce and pension matters may vary depending on individual circumstances and the evidence submitted to the court. Always consider seeking professional support for your specific situation.