When the Renters’ Rights Act changes come into effect

The Renters’ Rights Act is being introduced in stages, with different changes coming into force at different times.

27 October 2025

The Renters’ Rights Bill became the Renters’ Rights Act 2025.

27 December 2025

New local authority enforcement measures and investigatory powers come into force.

January 2026

Final wording for new tenancy documentation to be confirmed.

March 2026

Publication of the government information sheet that must be provided to existing tenants to explain the changes.

April 2026

Guidance issued to tenants explaining what the changes will mean for them.

30 April 2026

Final day a valid Section 21 notice can be served.

1 May 2026

First phase of the Renters’ Rights Act comes into force, including the removal of Section 21 and the end of fixed-term assured short-hold tenancies.

31 May 2026

Deadline for providing the information leaflet to existing tenants and notifying student tenants that you may use the new Ground 4A.

Spring or summer 2026

Introduction of new financial penalties for Category 1 hazards, following the publication of updated guidance.

31 July 2026

Deadline for issuing court applications for possession based on Section 21 notices. After this date, all Section 21 notices become invalid.

From late 2026

The PRS database goes live, requiring landlords to register themselves, their properties, and compliance information. This will be introduced through a phased regional rollout.

2028

Expected date for mandatory membership of the PRS Landlord Ombudsman.

May 2028

Government expected to publish an initial evaluation of the impact of the Renters’ Rights Act.

May 2031

Government expected to publish a further evaluation of the Renters’ Rights Act at the five-year mark.

What is the Renters Rights Act?

The Renters’ Rights Act changes how renting works in England. It removes Section 21 and replaces fixed term assured short-hold tenancies with periodic assured tenancies.

It also updates the rules around rent increases, rent in advance, rental bidding, pets, and property standards.

Alongside this, new systems are being introduced, including the Private Rented Sector Database and the Private Rented Sector Landlord Ombudsman.

The aim is to create a more balanced rental system, with clearer rules for landlords and greater stability for tenants.

What is changing from May 1st 2026?

From May 1st 2026, all private rented sector tenancies will run on a rolling basis. There will be no fixed end date built into the tenancy.

If you need your property back, you will need to use a valid Section 8 ground and follow the correct legal process.

This includes giving the right notice and having the right evidence in place.

Rent increases will follow the Section 13 process. This sets out how often rent can be reviewed and how much notice must be given. Tenancy paperwork and records will also need to meet updated legal standards.

What happens if you are not compliant?

If something is missed, local authorities have more power to step in. This can include financial penalties or formal requests for information.

Some issues can also limit what you are able to do as a landlord.

For example, problems with deposit protection or missing registration details can affect your ability to regain possession.

In certain cases, tenants may be able to apply for a rent repayment order.

How property management can help

The Renters’ Rights changes bring clearer rules around how tenancies are set up and managed.

Property management helps by making sure these steps are followed from the start.

This includes finding and checking tenants, setting up the tenancy correctly, managing rent changes, and keeping records up to date.

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Within the Prolet team, we see a real opportunity to guide landlords through the changes ahead. While the Renters’ Rights Act may bring uncertainty, we believe it also encourages stronger connections between landlords and tenants. Building trust and long-term relationships will help create a more stable private rented sector for everyone.

Jonathan Wheeler – Partner

How Prolet can help you get ready

We understand that legal change brings uncertainty, and steady support makes a real difference. We focus on keeping your tenancy running properly and managing the day to day work that becomes more demanding under the new system.

Careful tenant selection

We check each applicant, follow up references and make sure they are suitable for the property. This helps you start each tenancy on a solid footing.

Clear rent and deposit management

We collect rent, follow up missed payments and ensure deposits remain protected in an approved scheme. You stay informed and your income stays on track.

Guidance when tenancy issues arise

If an issue comes up during a tenancy, we explain your options and the correct steps to take. You do not have to interpret changing legislation on your own.

Day to day property care

We arrange repairs, carry out inspections and stay in touch with tenants. This helps maintain standards and removes the pressure of managing everything yourself.

Latest News and Guidance

Why support matters as the rules change

Changes to tenancy law affect more than paperwork. They shape how tenancies are set up, managed, and resolved day to day.

As the Renters’ Rights Act comes into effect, landlords will need to be confident that their processes, records, and decisions align with the updated framework. This is where experienced property management can make a real difference.

Having the right support in place helps ensure changes are handled correctly, consistently, and in line with the latest guidance, without adding unnecessary pressure or uncertainty.

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If you’d like help managing your property as the rules change, with experienced support to ensure everything stays compliant, call us for a no-obligation chat.

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Frequently asked questions from landlords

Here are some of the frequently asked questions from landlords in Norwich and across Norfolk about the Renters’ Rights Act. If your question is not covered here, please get in touch and we’ll be happy to help. The information provided is for general guidance only.