Landlords and managing agents in England should now be working with the tenancy reforms introduced from 1 May 2026. The Renters' Rights Act 2025 is being implemented in phases, so it is essential to separate the changes already in operation from later measures.
The first phase
The first phase abolished section 21 notices for the affected private rented sector and moved most existing and new assured tenancies to a periodic structure. Landlords seeking possession must identify the appropriate statutory ground and follow the required process, subject to any relevant transitional provisions.
The reforms also changed rent-increase procedures and introduced rules concerning rental bidding, rent in advance, discrimination against applicants with children or receiving benefits, and requests to keep pets. The precise requirements and exceptions should be checked before advertising a property, changing rent or serving a notice.
Possession requires an individual assessment
A wish to recover the property does not, on its own, establish a right to possession. Check the tenancy type, the available ground, evidence, notice requirements and any restrictions. Where a tenant remains, the landlord must use the appropriate legal process rather than attempting an informal eviction.
Later phases are separate
The Act also provides for a private rented sector database, landlord redress and further standards measures. Their implementation follows a separate timetable. Do not assume that every requirement started on 1 May 2026 or that all tenancies fall within the same regime.
Landlords should review agreements, advertising, deposit and compliance records, rent-review processes and instructions to managing agents. Keep records of tenant communications and obtain advice before enforcement action.
Balaghi & Rose advises landlords and investors on landlord-and-tenant matters and property disputes. Contact info@balaghi-rose.com.
Updated 23 October 2026. General information only; advice depends on the facts and the law applicable to your matter.
