Landlords and tenants are being urged to prepare now for major changes to the private rented sector, with the first phase of the Renters’ Rights Act 2025 due to come into force from 1 May 2026.
Winter is traditionally one of the busiest periods for landlord-tenant disputes and legal experts warn that the scale of upcoming reform could catch both sides off guard if preparations are left too late.
The new legislation will introduce wide-ranging changes to how tenancies operate in England, affecting notice periods, rent increases, compliance requirements and longer-term regulation of landlords.
With a detailed government roadmap now published, advisers say 2026 will be a pivotal year for the sector, with further mandatory measures extending into 2027 and 2028.
LANDLORD REDRESS
Liam Kreibich (main picture), Head of Landlord & Tenancy at Derby-based law firm Smith Partnership, says the government has already begun setting out how the reforms will be implemented.
He adds: “Guidance for landlords and agents was published by the Ministry of Housing, Communities and Local Government on 13 November. That’s helpful for understanding the key changes.”
He says that tenant-focused guidance is expected to follow in April 2026, alongside a leaflet that landlords will be required to provide to tenants ahead of implementation day on 1 May. Certain compliance actions will also need to be completed within the first month after the Act comes into force.
Looking beyond next spring, Kreibich points to further reforms scheduled for 2027 and 2028, including the introduction of a Private Rented Sector database and a compulsory landlord redress scheme.
From 2027, landlords will be required to register on the database, followed by mandatory membership of the redress scheme in 2028.
FINANCIAL PENALTIES
Failure to comply could carry significant financial penalties. Initial fines are expected to start at around £7,000, rising to as much as £40,000 for repeat breaches.
Against that backdrop, Kreibich outlines three key actions landlords should consider now.
First, any landlord contemplating serving a Section 21 notice should do so well ahead of the final cut-off date of 30 April 2026.
“Realistically, if you’re going to do it, you’re better off doing it sooner rather than later,” he says.
Second, landlords are being advised to review rent levels across their portfolios. Where rents are below market value, increases may need to be considered before the new regime takes effect.
“After the Renters’ Rights Act is implemented, you’ll only be able to increase rent annually via a formal Section 13 notice,” Kreibich says. “There won’t be other routes to increase rent, so it’s sensible to review and adjust now if appropriate.”
Third, landlords and agents are being encouraged to familiarise themselves fully with the new guidance and keep track of further updates as they are released.
“It’s not entirely straightforward, but the Government has set out what is changing and what you need to do,” he adds. “Keeping an eye on updates from the Department for Housing, Communities and Local Government will be key.”
TENANT ACTION
Tenants, meanwhile, are also being urged to understand how the reforms will affect their rights from May 2026. All fixed-term tenancies will convert to assured periodic tenancies from that date, regardless of the original contract terms.
“If you’re in a 12-month fixed term now, that will change on 1 May 2026 regardless of what your agreement currently says,” Kreibich explains. “After that, you’ll generally be able to serve two months’ notice and leave when that notice expires.”
Rent review clauses written into existing tenancy agreements will also cease to have effect after 1 May 2026, with any future increases required to follow the statutory process.
Finally, tenants are being reminded to check that their deposits are correctly protected in an approved scheme – a requirement that will continue under the new regime.
“If your deposit hasn’t been correctly protected, that’s something you should raise,” Kreibich says.
