The new legislation, the Renters’ Rights Act, is coming into force in 3 phases, the first one being on the 1st of May 2026 and the main changes are :

Phase 1 : 1st of May 2026

Removal of fixed-term tenancies

Fixed term tenancies will be abolished and will be replaced by rolling periodic contracts, so tenants can give two months’ notice at any time.

Section 21 “no-fault” evictions will be abolished, meaning landlords will no longer be able to evict tenants with two months’ notice without providing a legal reason.

Rent

Landlords and agents cannot accept offers above the advertised rent. Any attempt to invite or accept higher bids is prohibited and subject to fines.

Landlords cannot request rent in advance before a tenancy agreement is signed. Only one month’s rent can be collected post-signature.

Rent can only be increased once per year using a formal Section 13 notice, which must give tenants at least two months’ notice before the proposed increase takes effect. Tenants have the right to challenge the increase via the First-tier Tribunal, which may delay or reduce the proposed rent if it’s deemed above market value.

Discrimination & Tenant rights

Landlords will no longer be able to evict tenants without a reason. All possession claims must now be made under Section 8, using specific legal grounds, such as selling, moving in, rent arrears, and anti-social behaviour. Every contested eviction will require a court hearing, significantly increasing the time and evidential burden involved in regaining possession and giving tenants greater security of tenure.

Landlords cannot refuse tenants based on benefit status, family circumstances, or other protected characteristics.

Tenants can request pets, and landlords must respond within 28 days. Refusals must be justified (e.g. lease restrictions).

Enforcement & Penalties

The Renters’ Rights Act introduces stronger enforcement powers for local councils and higher penalties for non-compliance. Councils will be able to inspect properties, demand documentation, and issue fines for breaches.

£5,000: For accepting or demanding prohibited rent in advance payments before a tenancy is signed or outside the permitted initial rent period.

£7,000: For failing to register a property on the PRS Database or advertising a property without registration.

Up to £40,000: For repeated breaches or serious offences, such as providing fraudulent information to the PRS Database.

Rent Repayment Orders (RROs) extended to more offences, with the maximum repayment of 24 months worth of rent.

Phase 2 : late 2026

Landlord Ombudsman & PRS database

Landlords will be legally required to register themselves and their properties on a new Private Rented Sector database and to join a mandatory Landlord Ombudsman scheme. Failure to register can result in fines.

The ombudsman will formalise dispute resolution processes, providing tenants with a clear route for redress and introducing a new layer of regulatory oversight across the private rented sector.

Phase 3 : before or in 2028

Property standards

Private rentals must meet minimum safety and habitability standards, aligning with social housing. Under Awaab’s Law, landlords are now subject to stricter guidelines on speed to respond and speed to resolve health-related hazards—such as damp and mould. This includes investigating and acting on emergency hazards within 24 hours, and completing safety work within tight timeframes.

Heating and ventilation systems will be required to meet energy efficiency standards.

Local authorities will gain the power to fine landlords up to £7,000 for failing to keep properties free from serious hazards, without needing to prosecute through the courts.

Global House Estates is proud to deliver you an exceptional service, and abides by any and all legal standards. If you have any questions about the above, please do not hesitate to contact us on 0207 4012020, or email us at enquiries@globalhouseestates.com.