Renters' Rights Act Timeline: Every Key Date Landlords Need to Know

The Rollout Is Phased — Here Is What Happens When

The Renters' Rights Act 2025 is not a single event. It is being implemented in phases, with different provisions coming into force at different times. For private landlords in England, understanding this timeline is essential — not just to know what has changed, but to prepare for what is coming next.

This guide sets out every key date in the rollout, what changes at each stage, and what you should be doing to prepare.

The Renters' Rights Act is being rolled out in stages. Knowing the timeline means you can prepare methodically rather than reacting in a panic.

The Story So Far

Late 2025: Royal Assent

The Renters' Rights Act 2025 received Royal Assent in the autumn of 2025, marking it as law. However, most provisions did not take immediate effect — they require commencement orders from the Secretary of State, which is why the rollout is phased.

At this stage, no immediate changes were required from landlords. The Act set the framework, and the government began preparing the secondary legislation and infrastructure needed for implementation.

Early 2026: Preparation Phase

Between Royal Assent and the first implementation date, the government has been:

• Finalising secondary legislation (regulations that fill in the detail of the Act)
• Building the Property Portal
• Establishing the Private Rented Sector Ombudsman
• Updating prescribed forms for notices and procedures
• Publishing guidance for landlords, tenants, and the courts

Phase 1: 1 May 2026

This is the major milestone. The first commencement order brings the core provisions of the Act into force.

What Changes

Section 21 abolished. From this date, landlords in England can no longer serve Section 21 notices. Any Section 21 notice already served but not yet enforced may become invalid — legal advice should be sought on a case-by-case basis. See our full guide on how to end a tenancy after Section 21 is abolished.

All new tenancies become periodic. Any assured tenancy created on or after 1 May 2026 will be a periodic tenancy from the outset. Fixed-term assured shorthold tenancies can no longer be created.

Existing tenancies begin transitioning. Existing fixed-term ASTs will be allowed to run to their contractual end date. Once they expire, they convert automatically to periodic tenancies under the new regime.

New possession grounds take effect. The reformed Schedule 2 grounds for possession apply to all tenancies from this date, including existing tenancies.

Section 13 becomes the sole rent increase mechanism. Contractual rent review clauses in new tenancies are overridden. For existing tenancies, the transition happens when the tenancy converts to periodic.

Discrimination protections. Blanket bans on benefit claimants or families with children become unlawful.

What You Should Do Before 1 May 2026

1. Review and update your tenancy agreements. Ensure any template you use for new tenancies is compatible with the periodic tenancy model. Remove fixed-term provisions and Section 21 references.
2. Audit your compliance. Gas safety, electrical safety, EPC, deposit protection — all must be current. Non-compliance weakens any future possession claim and may attract penalties.
3. Understand the new possession grounds. Familiarise yourself with the reformed Schedule 2. Know which grounds are mandatory, which are discretionary, and what notice periods apply.
4. Prepare for the Property Portal. Gather your property details, compliance documents, and landlord information so you can register promptly when the portal opens.
5. Review any pending Section 21 notices. If you have served a Section 21 notice, take legal advice on whether you need to obtain a court order before 1 May 2026 to preserve its validity.

Phase 2: Property Portal and Ombudsman

The exact date for Phase 2 is expected to be confirmed in secondary legislation, likely in the months following Phase 1. Current indications suggest late 2026 or early 2027.

Property Portal

All private landlords in England will be required to register on a new digital Property Portal. The portal will hold:

• Landlord identification and contact details
• Details of each rental property
• Compliance documentation (gas safety, electrical safety, EPC)
• Confirmation of ombudsman membership

Private Rented Sector Ombudsman

All private landlords must join a government-approved ombudsman scheme. The ombudsman will:

• Handle tenant complaints that cannot be resolved directly
• Investigate complaints and make binding decisions
• Order compensation where appropriate
• Require landlords to take remedial action

Joining the ombudsman scheme will be mandatory, and failure to do so will be a breach of the Act.

Phase 3: Decent Homes Standard and Awaab's Law

The extension of the Decent Homes Standard to the private rented sector and the application of Awaab's Law (requiring landlords to address damp and mould within prescribed timescales) are expected in a later phase, likely 2027 or beyond.

Decent Homes Standard

Currently, the Decent Homes Standard only applies to social housing. The Renters' Rights Act extends it to private rentals. A property must:

• Be free from serious (Category 1) hazards under the Housing Health and Safety Rating System
• Be in a reasonable state of repair
• Have reasonably modern facilities and services
• Provide a reasonable degree of thermal comfort

Awaab's Law

Named after Awaab Ishak, who died from exposure to mould in a social housing property, Awaab's Law requires landlords to:

• Investigate reports of damp and mould within 14 days
• Begin remedial work within a specified period
• Complete repairs within a further specified period

The exact timescales for private landlords will be set by secondary legislation.

Future Changes: What Else Is Coming?

Rent Repayment Orders

The Act expands the circumstances in which tenants can apply for rent repayment orders, including where a landlord has failed to register on the Property Portal or has used a possession ground dishonestly.

Bidding Wars

The Act will prohibit landlords and agents from inviting or encouraging tenants to bid above the advertised rent. The asking rent must be published, and it will be unlawful to accept a higher offer.

Pet Ownership

Tenants will have the right to request permission to keep a pet, and landlords will not be able to unreasonably refuse. Landlords can require the tenant to take out pet damage insurance.

Staying on Top of the Changes

The phased rollout means that the regulatory landscape will continue to evolve over the next two to three years. The most effective approach is to:

• Address the immediate changes first — particularly the Phase 1 provisions taking effect on 1 May 2026
• Build good compliance habits now — up-to-date documentation, regular inspections, and prompt responses to tenant concerns
• Stay informed — subscribe to updates from reliable sources so you are aware of new commencement dates as they are announced

Further Reading

• Renters' Rights Act 2025: What Landlords Need to Know — the complete overview of the Act for landlords in England
• How to End a Tenancy After Section 21 Is Abolished — your options for regaining possession under the new framework
• Landlord Registration and the Property Portal Explained — preparing for mandatory registration in England