The Renters’ Rights Act: Important Dates Wembley Landlords Must Know
The Renters’ Rights Act will introduce major changes to the private rented sector in England. However, an important point for landlords is that the new rules will not arrive all at once. Instead, they will be phased in over several years, with different elements taking effect at different times.
Instead, they will be phased in over several years, with different elements taking effect at different times.
Below is a clear overview of the key dates and expected timeframes, based on current government guidance.
As with all major legislation, some details may still change as formal commencement regulations are confirmed.
January 2026
New local authority enforcement powers are now in force (Commenced on 27 December 2025)
Local authorities now have strengthened investigatory powers to support the enforcement of housing law. This allows councils to act more proactively where there is reasonable suspicion of non-compliance, rather than relying solely on tenant complaints.
These powers focus on gathering information and evidence to investigate potential breaches of existing and new rules.
April 2026
Government publicity campaign expected
A national awareness campaign is expected to launch to help tenants understand the upcoming changes, including their rights and what they can expect from landlords and letting agents under the new framework.
From May 2026 (expected – Phase One)
Phase one of the Renters’ Rights Act is currently expected to begin from May 2026. This phase introduces some of the most significant changes for landlords.
Key changes expected to include:
The end of fixed-term tenancies and ASTs
All new and existing tenancies moving to Assured Periodic Tenancies
The abolition of Section 21 ‘no-fault’ evictions
New rules around rent increases
Rent in advance is limited to one month
A ban on rental bidding wars
New protections against rental discrimination
A strengthened right for tenants to request to keep a pet
Expansion of civil penalties available to local authorities
Exact commencement dates for individual measures may vary.
From Autumn 2026 onwards (Phase Two – expected)
Phase two is expected to introduce new sector-wide oversight and accountability measures, including:
The creation of a Private Rented Sector Database
The launch of a new Private Rented Sector Landlord Ombudsman
Landlords are expected to register themselves and their properties on the database and to join the Ombudsman scheme. While these measures are planned, the exact implementation dates remain to be confirmed.
Current government guidance suggests Ombudsman membership may not become mandatory until 2028.
Future phases
A later phase of the Act is expected to introduce:
A new Decent Homes Standard for the private rented sector.
New legal duties around serious hazards such as damp and mould, often referred to as Awaab’s Law.
No firm dates have been set for this stage. Government commentary suggests these requirements may not be fully introduced until the mid-2030s.
What landlords should do now
The Renters’ Rights Act represents one of the biggest shifts in the private rented sector in decades. Staying informed and preparing early will be key.
Landlords should:
Keep up to date with confirmed implementation dates.
Review tenancy agreements, processes and documentation.
Seek expert advice where needed.
We understand these changes may feel challenging. We’re here to help you navigate them clearly and practically.
If you need support with any aspect of letting or managing your property, please get in touch.
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