BREAKING: Renters Right Act - Deadlines Set

Landlords: Your Deadline Is Set - Here’s What the Renters’ Rights Act Means for You

The long-awaited rental reform has finally secured its timetable. The government has confirmed that the first wave of changes under the Renters’ Rights Act 2025 will come into force on 1 May 2026.

✅ Why This Matters

• From 1 May 2026, all new tenancies and all existing assured shorthold tenancies will convert into the new regulatory framework.

• The reforms represent one of the biggest structural shifts for the private rented sector in decades.

• Landlords and letting agents now need to review their practices, documentation and portfolio strategy without delay.

🛠 What’s Changing on 1 May 2026

Key measures that will apply include:

• The abolition of the “no-fault” eviction regime under Section 21 of the Housing Act 1988.

• Conversion of most tenancies to assured periodic tenancies, meaning fixed-term renewal strategies will change.

• Stronger limits on rent increases: you will be restricted to once-a-year reviews via the prescribed procedure.

• The banning of certain practices, including rental bidding wars and asking for more than one month’s rent in advance.

• Prohibitions on discriminating against prospective tenants because they receive benefits or have children.

📋 Immediate Action Checklist for Landlords

Given the scale of change, here are the steps landlords should begin now:

1. Document audit – Review tenancy agreements, deposit paperwork, rent-increase templates and notices. Check they align with upcoming rules.

2. Policy update – Update your procedures, reference policies, advertising materials and tenant-onboarding to reflect the bans (bidding wars, excessive rent in advance, discrimination).

3. Portfolio review – Consider how the shift to periodic tenancies affects your traffic, turnover, refurbishment schedule and budgeting.

4. Communicate with your agent – If you use an agency, ensure they are prepared and compliant (Iles & Jenkin have you covered!). The quality of service will now matter more than ever.

5. Risk & compliance strategy – Explore how your property condition, documentation, and landlord-tenant communications align with the new expectations. Good landlords stand to benefit.

6. Training & systems – Consider staff training, updating software or systems to track new tenancy types, rent review restrictions, and enforceability.

7. Preventative Action - If you have a problem tenancy, consider taking action now.

🔍 Why This Is an Opportunity for Premium Landlords

As an agency specialising in high-spec, investor properties, this reform is a chance to reinforce your value proposition:

• Compliance will become a differentiator. Landlords who are ahead of the curve will appeal more to informed tenants.

• Effectively managed, high-quality homes will continue to attract stable tenants rather than high turnover.

• Strong tenant relationships, clear documentation and proactive property management will protect reputations and portfolios as the regulatory pressure increases.

🧭 What Comes After Phase 1

This is only the beginning. Later phases will bring additional obligations:

• Late 2026: a national Private Rented Sector (PRS) database and a Landlord Ombudsman.

• Future (to be confirmed): reforms to the “Decent Homes Standard” in the PRS, and the extension of Awaab’s Law into private renting.

🔔 What You Should Do Right Now

• Review your current tenancies: identify those in fixed-term arrangements and assess the impact of moving to periodic terms.

• Set aside budget/time for documentation updates, learning of the new rules and preventative action for any tenancy that needs some attention.

• Monitor government guidance closely: forms, notices and regulations will evolve as the regulatory deadline approaches (Iles & Jenkin will do this on our Managed portfolios behalf).

In Summary

For landlords and agents, the coming changes under the Renters’ Rights Act are significant - but manageable with the right preparation. The key date is 1 May 2026. Get ahead, stay professional, and use this regulatory shift to reinforce your position as a good Landlord.

If you’d like help navigating the transition - whether revising tenancy agreements, updating your procedures, or communicating this effectively to your portfolio - we’d be delighted to assist. Please call or email and book an appointment with one of our advisors.

Phone - 01934 512537

Email - lettings@ilesandjenkin.com