The government has shared its roadmap for implementation of the Renters’ Rights Act legislation, with the first tranche of reforms, including a ban on no-fault evictions, coming into force on 1 May 2026.
Further changes to be implemented in May include the prevention of rent rises more than once a year, asking for more than one month’s rent payment in advance, rental bidding wars, and discriminating against applicants who receive benefits of have children.
Tenants will also be able to appeal excessive above-market rent increases that try to force them out and landlords can no longer unreasonably refuse tenants’ requests to have a pet.
Landlords will also have increased protections, including stronger legally valid reasons to reclaim their properties when needed, such as moving into or selling the property or dealing with anti-social tenants.
Local authorities will be legally responsible for overseeing the new rights, backed by stronger enforcement powers including fines of up to £7,000 for breaches, rising to £40,000 for repeated or serious breaches.
Councils will be given new investigatory powers, including obtaining information from landlords, letting agents and banks or contractors; entering business premises and sometimes homes to check compliance; and seizing documents if they suspect wrongdoing.
The justice system will also be supported with extra funding to ensure the courts and tribunals have the resource and capacity required to handle these new reforms. This includes developing a new online digital service to simplify the possession process for landlords and tenants.
Further phases will see the introduction of a private landlord ombudsman and a private rented sector database on which landlords myst register themselves and their properties, both in late 2026, and more protections in privately rented homes.
Subject to consultation, protections will include a Decent Homes Standard to ensure private tenants have safe and warm homes, and extending Awaab’s Law to the private rented sector.
Alongside the Renters’ Rights Act, an improved Housing Health and Safety Rating System will better assess health and safety risks in homes and be made more efficient and easier to understand.
The Property Ombudsman welcomed the roadmap, with chief ombudsman Lesley Horton commenting:
“We’re really pleased to see that the roadmap has been published, giving much needed clarity on when the key provisions will come into effect.
“Our Consumer and Industry Forum this week brought together consumer and industry stakeholders into one room where we had open and collaborative discussions on the Act and how to make it work for letting agents, landlords and tenants. Time to prepare is critical and now with this roadmap, all parties can really move forward with their preparations.
“We’re committed to supporting letting agents, landlords and tenants and will be releasing guidance in due course to help with this preparation. We’re also looking forward to continuing to work closely with the Ministry, particularly on the introduction of the Ombudsman which will come in phase two of the roadmap.”
But David Smith, property litigation partner at London law firm Spector Constant & Williams, said the roadmap will put agents ‘under an immense amount of pressure’. He added:
“As the government does not intend to give details of what needs to be in tenancy agreements until early in 2026 there will be very little time to prepare paperwork, train staff and update systems.”
Scott Goldstein, property disputes partner at Payne Hicks Beach, agreed the timeline is short and urged landlords and agents to be prepared. He commented:
“There is a lot of work to do before the first raft of reforms is introduced in May. The government says it will produce information sheets notifying tenants of their new rights. Landlords and managing agents will have to give their tenants these information sheets by no later than 1st April.
“These regulations will apply to oral tenancies as well as written ones, representing a trap for the unwary. Penalties for non-compliance include a fine of up to £7,000, and possibly criminal liability. It is critical that landlords and agents are up to speed with these changes.”
Farriah Shams, associate at Hunters Law LLP, said the end of no-fault evictions is ‘a significant step’ towards giving renters better housing security, but warned the rules could result in fewer properties being available. She explained:
“Many landlords might exit the market and sell their properties because they may feel they have less control over removing problematic tenants, so fewer rental properties available means lower supply. Also, some landlords might raise rents sharply to encourage tenants to move out voluntarily, avoiding the formal eviction process altogether.
“Overall, while the ban aims to create a fairer and more stable rental market, its success will depend on balancing tenant protections with landlords’ confidence to continue offering homes for rent.”
Propertymark’s head of policy and campaigns, Timothy Douglas, said the implementation marks ‘a landmark shift’ for the private rented sector.
He added:
“With increasing layers of regulation, it has never been more important for landlords to use a qualified, professional, and regulated letting agent to help navigate the complexity of compliance and ensure both landlords and tenants are properly protected. Professional agents play a vital role in supporting good practice, reducing risk, and maintaining standards across the sector.
“That makes it even more important that the UK Government proceeds with these reforms in a way that maintains landlord confidence, incentivises continued investment in private rental housing, and enables letting agents and landlords to deliver high-quality homes for tenants.”
One Response
“Local authorities will be legally responsible for overseeing the new rights, backed by stronger enforcement powers”
Will the Government also be increasing Local Authority budgets for the extra work they will have to undertake, or is it that they will have stretch already thin budgets further?