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1st May 2026 Start Date For Renters’ Rights Act

EMPO Landlord Update: Renters’ Rights Act – What You Need to Know and How We’ll Support You

The government has now published the implementation roadmap for the Renters’ Rights Act 2025—representing the most significant change to the private rented sector in a generation.

EMPO is here to guide landlords through every stage of these reforms, ensuring you remain compliant, prepared, and confident.

Key changes will be introduced in three phases:

Phase 1 – From 1 May 2026

This is the major go-live date affecting day-to-day landlord operations.

What will change:

  • Abolition of Section 21 “no-fault” evictions
    – All evictions must use strengthened Section 8 grounds.
  • All new and existing tenancies become periodic
    – No fixed terms; tenants can give two months’ notice.
  • Possession grounds updated
    – Expanded for anti-social behaviour and persistent serious rent arrears.
  • Rent increases limited to once per year
    – Minimum two months’ notice required using the revised Section 13 process.
  • Ban on rental bidding wars
    – No encouraging or accepting offers above the advertised rent.
  • Rent in advance capped at one month
  • Pets permitted by default
    – Landlords must consider requests within 28 days and give valid reasons if refusing.
  • Illegal to discriminate against tenants with children or receiving benefits
  • Strengthened enforcement
    – Councils can impose higher penalties (up to £40,000 for serious/repeat breaches).
    – New investigatory powers start December 2025.

Immediate landlord responsibilities

  • Provide government-issued information sheets to existing tenants by 31 May 2026.
  • New tenancies from 1 May 2026 must use periodic assured tenancy agreements.
    Draft government templates will be released early 2026.

Phase 2 – From Late 2026

PRS Database

All landlords must register themselves and each property on a new national database, including:

  • Contact information
  • Property details (type, size, occupancy)
  • Gas, electrical, and EPC safety documentation

Public access will be introduced after initial registration rolls out regionally.

Landlord Ombudsman

A mandatory Ombudsman service will:

  • Resolve disputes without court involvement
  • Provide training, guidance, and tools for landlords
    Membership is expected to be required in 2028.

Phase 3 – Standards and Safety Improvements (2030

Subject to consultation, the government plans to introduce:

  • A Decent Homes Standard for the PRS
  • Updated Housing Health and Safety Rating System (HHSRS)
  • Awaab’s Law extended to PRS landlords
    – Legally enforceable timeframes for addressing hazards such as damp and mould
  • Potential EPC C minimum energy efficiency requirements by 2030 (England & Wales)

The Courts, Enforcement & Preparation

The government is investing in:

  • A digital end-to-end possession claims system, phased from 2026
  • Additional tribunal capacity
  • Funding and training for local councils to enforce new rules

However, capacity challenges remain, and landlords should anticipate longer lead times for possession cases.

What EMPO Recommends You Do Now

To prepare for May 2026:

Review Your Portfolio

  • Assess rent levels (given tenants can leave at any time under periodic rules)
  • Inspect properties for hazards and compliance issues
  • Evaluate problematic tenancies.

Prepare Your Processes

  • Update your referencing and advertising approach
  • Strengthen record-keeping for issues and complaints
  • Speak with your letting agent to confirm their readiness

Plan for Section 21 Changes

  • Section 21 notices served before 1 May 2026 must progress to court by 31 July 2026.

How EMPO Will Support You

EMPO remains committed to supporting all landlords through this major transition. Over the coming months we will provide:

  • Plain-English guidance on each stage of implementation
  • Updates on government templates, documentation, and deadlines
  • Practical checklists and training opportunities
  • Webinars and Q&A sessions as new information is released
  • Ongoing support as further phases roll out in 2026, 2027 and beyond

We recognise that these reforms represent a significant shift in how landlords operate. EMPO will continue to ensure you have clear, timely and accurate guidance every step of the way.

Update: Renters’ Rights Act – What You Need to Know and How We’ll Support You

The government has now published the implementation roadmap for the Renters’ Rights Act 2025—representing the most significant change to the private rented sector in a generation.

EMPO is here to guide landlords through every stage of these reforms, ensuring you remain compliant, prepared, and confident.

Key changes will be introduced in three phases:

Phase 1 – From 1 May 2026

This is the major go-live date affecting day-to-day landlord operations.

What will change:

  • Abolition of Section 21 “no-fault” evictions
    – All evictions must use strengthened Section 8 grounds.

  • All new and existing tenancies become periodic
    – No fixed terms; tenants can give two months’ notice.

  • Possession grounds updated
    – Expanded for anti-social behaviour and persistent serious rent arrears.

  • Rent increases limited to once per year
    – Minimum two months’ notice required using the revised Section 13 process.

  • Ban on rental bidding wars
    – No encouraging or accepting offers above the advertised rent.

  • Rent in advance capped at one month

  • Pets permitted by default
    – Landlords must consider requests within 28 days and give valid reasons if refusing.

  • Illegal to discriminate against tenants with children or receiving benefits

  • Strengthened enforcement
    – Councils can impose higher penalties (up to £40,000 for serious/repeat breaches).
    – New investigatory powers start December 2025.

Immediate landlord responsibilities

  • Provide government-issued information sheets to existing tenants by 31 May 2026.

  • New tenancies from 1 May 2026 must use periodic assured tenancy agreements.
    Draft government templates will be released early 2026.

Phase 2 – From Late 2026

PRS Database

All landlords must register themselves and each property on a new national database, including:

  • Contact information

  • Property details (type, size, occupancy)

  • Gas, electrical, and EPC safety documentation

Public access will be introduced after initial registration rolls out regionally.

Landlord Ombudsman

A mandatory Ombudsman service will:

  • Resolve disputes without court involvement

  • Provide training, guidance, and tools for landlords
    Membership is expected to be required in 2028.

Phase 3 – Standards and Safety Improvements (2030

Subject to consultation, the government plans to introduce:

  • A Decent Homes Standard for the PRS

  • Updated Housing Health and Safety Rating System (HHSRS)

  • Awaab’s Law extended to PRS landlords
    – Legally enforceable timeframes for addressing hazards such as damp and mould

  • Potential EPC C minimum energy efficiency requirements by 2030 (England & Wales)

The Courts, Enforcement & Preparation

The government is investing in:

  • A digital end-to-end possession claims system, phased from 2026

  • Additional tribunal capacity

  • Funding and training for local councils to enforce new rules

However, capacity challenges remain, and landlords should anticipate longer lead times for possession cases.

What EMPO Recommends You Do Now

To prepare for May 2026:

Review Your Portfolio

  • Assess rent levels (given tenants can leave at any time under periodic rules)

  • Inspect properties for hazards and compliance issues

  • Evaluate problematic tenancies.

Prepare Your Processes

  • Update your referencing and advertising approach

  • Strengthen record-keeping for issues and complaints

  • Speak with your letting agent to confirm their readiness

Plan for Section 21 Changes

  • Section 21 notices served before 1 May 2026 must progress to court by 31 July 2026.

How EMPO Will Support You

EMPO remains committed to supporting all landlords through this major transition. Over the coming months we will provide:

  • Plain-English guidance on each stage of implementation

  • Updates on government templates, documentation, and deadlines

  • Practical checklists and training opportunities

  • Webinars and Q&A sessions as new information is released

  • Ongoing support as further phases roll out in 2026, 2027 and beyond

We recognise that these reforms represent a significant shift in how landlords operate. EMPO will continue to ensure you have clear, timely and accurate guidance every step of the way.

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