The Ministry of Housing, Communities and Local Government has announced the implementation date for what it calls ‘phase one’ of the Renters Rights Act. 

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): Landlord Ombudsman and new PRS Database

• Phase Three (TBC, consultation expected 2035–2037): Decent Homes Standard and Awaab’s Law

A roadmap of phase one and later phases can be found here: https://assets.publishing.service.gov.uk/media/6915beb8bc34c86ce4e6e730/Implementing_Renters_Rights_Act_2025_-_roadmap.pdf

A Propertymark spokesperson says: “Now that it has been confirmed that the tenancy reforms contained in the Renters’ Rights Act will commence from 1 May 2026, this will likely bring much relief to letting agents with their ongoing preparation for the switch over to periodic tenancies. 

“We pressed the UK Government for enough lead time, and now the date is set, letting agents must prepare accordingly, review internal processes, and work with landlords and tenants. 

“Propertymark has a comprehensive Toolkit of resources to support our members alongside roadshow events and our Regional Conferences. Now is the time to understand the changes and prepare to get ahead – Propertymark is here to support agents with the transition.”

However, not everyone in the industry is happy with the announcement. 

The National Residential Landlords Association says the government’s new implementation data for the first phase of  the Act – May 1 2026 – is by itself simply not enough information.

Ben Beadle, chief executive, comments: “We have argued consistently that landlords and property businesses need at least six months from the publication of regulations to ensure the sector is properly prepared for the biggest changes it has faced for over 40 years. 

“Unless the government urgently publishes all the guidance documents and written material needed to update tenancy agreements to reflect the changes to come, the plan will prove less a roadmap and more a path to inevitable failure. 

“Without this landlords, tenants, agents, councils and the courts will be left without the information required to adapt, creating utter confusion at the very moment clarity is most needed. 

“Ministers also need to explain how the county court will be ready to process legitimate possession cases far more swiftly than at present. As the cross-party Justice Committee has rightly warned, the court is simply dysfunctional. Vague assurances about digitisation, without an idea of what that means in practice, are simply not good enough.”

The NRLA has for some time argued that a minimum of six months will be needed before Part 1 of the Bill (related to ending Section 21 repossessions and fixed term tenancies) takes effect, starting from the point at which all necessary regulations have been agreed by Parliament. 

This will allow a smooth transition, including for example. informing over 11m tenants in England about changes to their tenancy agreements; equipping landlords, agents, and legal professionals with guidance and training to manage the transition effectively; and allowing time for the publication of the updated Housing Health and Safety Rating System so that landlords have clarity about hazards and the opportunity to self-regulate before this element of the Decent Homes Standard is introduced. 

In addition the NRLA says it is important to ensure solicitors fully understand the new possession requirements and the new mandatory contents of tenancy agreements; for court procedures to be ready for what it calls “an influx of in-person hearings’; and for the updating of lettings agency processes. 

There would also be the need to provide time for computer systems to be updated, new documents to be uploaded and technical problems to be ironed out; providing local authorities with time to update their enforcement policies and recruit adequate staff to enforce new and existing standards; and ensuring the Property Tribunal is prepared for an increase in the number of rent appeals they may be asked to consider as a result of the Act.