A slew of industry figures have come out to say that letting agencies should not wait any longer but should instead prepare now for the first phase of the Renters Rights Act coming into force on May 1 2026.

The first phase of reforms from the Renters Rights Act will take effect on May 1 2026.

From this date, all existing and new private tenancies in England will move onto the new system.

Implementation of phase one focuses solely on tenancy reform: the transition to periodic tenancies, limits on rent in advance, a ban on rental bidding, clearer rules on rent increases via Section 13 notices, strengthened anti-discrimination measures, and new rights around pets.

All existing assured shorthold tenancies will automatically convert to the new tenancy system. All new tenancies signed on or after this date will follow the new rules, including the cap on rent in advance and the new processes for rent increases and pets.

Any Section 21 notice served before May 1 2026 remains valid until it expires (six months from service) or until the tenant vacates.

As set out in the Act, all new tenancies must have a written tenancy agreement that includes specific information to be set out by the government in secondary legislation.

Landlords won’t need to change or re-issue existing written tenancy agreements. Instead, they will need to provide tenants with a copy of this government-produced information sheet, explaining how the reforms may have affected the tenancy. 

If an existing tenancy doesn’t currently have a written tenancy agreement — because it is based on a verbal agreement or because it is a protected tenancy — landlords will need to provide the tenant with a written document that covers the required information.

Further phases of the Act will follow. Phase Two (late 2026) will look at the Landlord Ombudsman and new PRS Database; Phase Three (TBC, consultation expected 2035–2037) will cover the Decent Homes Standard and Awaab’s Law.

As for phase one, agents are told there is no time to lose.

Timothy Douglas, Head of Policy and Campaigns at Propertymark: “With increasing layers of regulation, it has never been more important for landlords to use a qualified, professional, and regulated letting agent to help navigate the complexity of compliance and ensure both landlords and tenants are properly protected.

“Professional agents play a vital role in supporting good practice, reducing risk, and maintaining standards across the sector. That makes it even more important that the UK Government proceeds with these reforms in a way that maintains landlord confidence, incentivises continued investment in private rental housing, and enables letting agents and landlords to deliver high-quality homes for tenants.

Sean Hooker, Head of Redress at the Property Redress Service: “This is not the time for agents to sit back and wait for last-minute clarification. The Act strengthens enforcement and makes clear that agents, as well as landlords, will be held accountable for the advice they give and the standards they meet. With new rules on possession, advertising, rent bidding and tenancy management, mistakes or poor guidance will carry consequences.

“My advice is to get ahead now.  Invest in training, tighten your processes and properly understand the new framework to protect both your clients and your business. Those who fail to do so should expect greater scrutiny and higher complaint volumes.

“Your responsibilities as agents are now clearly set out, and the guidance is there, so learn it, share it and get on the front foot. The agents who take this seriously will support their landlords, protect their tenants and avoid unnecessary complaints once the new rules take effect.”

Gareth Atkins, Managing Director of Lettings at Foxtons: “We welcome measures that raise standards across the rental sector … We don’t expect major disruption. Experience from Scotland and Wales suggests tenants stay longer under similar frameworks, which ultimately benefits both landlords and renters.

“On pricing, the ban on offers above the asking rent underlines the importance of using a professional agent, ensuring landlords secure the right tenant at the right price, and that tenancies are well-managed from start to finish.”

Tom Goodman, Managing Director at Goodlord: “Letting agents shouldn’t have been surprised or panicked by this announcement that the Renters’ Rights Act will come into force on 1st May. It was always likely that these sweeping reforms would be implemented within six months of the Act passing. And vast swathes of the industry have been working hard for months to update systems and processes so they are ready – I’ve been really impressed about how proactive many agents have been. 

“But the response hasn’t been universal. For those who are yet to get their house in order, time is of the essence. There is no longer any ambiguity on timelines: the clock is ticking and there is less than 6 months to go to get Renters’ Rights ready.”

Isobel Thomson, chief executive of safeagent: “We are glad that the Government has confirmed the implementation date of 1 May 2026 for Phase 1 of the measures contained in the Renters Rights Act. It provides certainty for all, which is what is needed if the pivotal changes the Act brings are to be introduced seamlessly, maintaining the stability of the sector. 

“Professional agents play a key role in this process, supporting landlords and tenants. Safeagent will continue to support its agents with the resources they need.”

Andy Hastead, chief executive of Barbon Insurance Group: “ After years of false starts, government change and sector engagement fatigue, we now have an implementation date. The fundamentals of the legislation are as they were at the start, and it’s finally into delivery mode.

“As a supplier to the lettings sector, our job is not to market fear, but to support strategically with products that are financially robust, well-capitalised and ready to fulfil tomorrow’s liabilities. There is no dispute that the lettings sector is under pressure. Tenants, landlords and agents alike are feeling the strain, but this is a resilient market used to weathering market cycles, complex regulation, and with a collective eye for opportunity.”