The Renters' Rights Act timeline: what has changed and what is still coming
The Renters' Rights Act landed on 1 May 2026, but that was only Phase 1. The government's implementation roadmap stretches into the 2030s, so it is easy to think the big changes are behind you when several are still to come. This guide puts the whole thing on one timeline: what has already landed, what is next, and what you can safely leave alone for now.
What is already in force
Everything to do with tenancies, evictions and rent increases is already live - what is still coming is mostly registration and standards. Three dates have already passed, and if you let in England they apply to you now.
27 December 2025 - stronger council powers. Local authorities gained new investigatory powers to inspect properties, demand documents and access third-party data, giving enforcement teeth before the tenant-facing reforms even began.
1 May 2026 - the main event. Section 21 no-fault eviction was abolished, every tenancy became an assured periodic tenancy with no fixed end date, and possession now requires a Section 8 notice on a valid ground. Rent increases are capped at once a year through the Section 13 procedure. Rental bidding wars were banned, you can no longer ask for more than one month's rent in advance, discrimination against renters with children or on benefits became unlawful, and tenants gained the right to request a pet you must consider within 28 days.
31 May 2026 - the information sheet deadline. Landlords with existing tenants had to give them a government information sheet explaining the new rules. If you missed it, serve it now and keep proof.
The full timeline at a glance
| When | Milestone | What it means for you |
|---|---|---|
| 27 Dec 2025 | Council investigatory powers | Stronger inspections, document demands and data access - already live |
| 1 May 2026 | Phase 1: tenancy reform | Section 21 gone, periodic tenancies, Section 8 grounds, annual rent rises, bidding and advance-rent bans, discrimination ban, pet requests |
| 31 May 2026 | Information sheet deadline | Existing tenants must have received the government information sheet |
| Late 2026 | PRS Database rollout begins | Register yourself and each property, pay an annual fee, upload safety certificates - phased by region |
| October 2027 | Reforms reach social housing | Mainly affects social landlords; private lets already covered |
| Expected 2028 | PRS Landlord Ombudsman | Mandatory membership of a redress scheme, funded by a landlord charge |
| Proposed by 2030 | Minimum EPC C (MEES) | Plan energy-efficiency upgrades; final rules to be confirmed |
| In due course | Awaab's Law extended to the PRS | Legal deadlines to fix serious hazards such as damp and mould |
| Proposed 2035-2037 | Decent Homes Standard in the PRS | A minimum housing-quality standard councils can enforce |
What is still coming
The PRS Database (from late 2026). This is the next change that will land on your desk. Registration will be mandatory for every private landlord, with an annual fee and an online record of each property's details and core safety certificates. It is switched on region by region, so your start date depends on location. And an unregistered landlord will struggle to get a possession order for most grounds - so it is not optional paperwork.
The Landlord Ombudsman (expected 2028). After the database beds in, every private landlord will have to join a redress scheme for tenant complaints, backed by a modest charge. The upside: free tools and guidance to resolve disputes early, before they reach court.
Energy and housing standards (2030 onwards). The government has consulted on requiring rented homes to reach EPC C by 2030, and on extending the Decent Homes Standard and Awaab's Law to the private sector so tenants can challenge dangerous conditions on enforceable timescales. The Decent Homes deadline is proposed for 2035 or 2037, though ministers expect sensible landlords to act sooner.
What landlords should do now
You cannot register on a database that is not open yet, so do not chase the future phases. Get the present in order instead: make sure your tenancy agreement, written statement of terms and notices already meet the 1 May 2026 rules, and keep your gas, electrical and EPC certificates current and filed. That is exactly what the database will ask for later, so a landlord whose paperwork is already compliant will register in minutes when their turn comes.
Get your documents onto the 2026 rules first
Our Complete Landlord Pack builds a compliant assured periodic tenancy agreement, written statement of terms, and Section 13 and Section 8 notice templates from your answers - delivered instantly as PDF and Word. £49, one-off, no subscription.
See the packs →Frequently asked questions
Has the Renters' Rights Act fully commenced? No. The tenancy, eviction and rent-increase rules are fully live from 1 May 2026, but the database, ombudsman and housing-standard measures are being introduced in later phases.
Do I have to register on the PRS Database yet? Not yet - it opens from late 2026 and rolls out by region. When your area goes live you must register yourself and each property and pay the annual fee.
Will my existing tenancy change again? Your tenancy already converted to an assured periodic tenancy on 1 May 2026. The later phases add registration and standards duties for you as landlord, not new tenancy types.
Where can I check the official dates? Search GOV.UK for the Renters' Rights Act 2025 implementation roadmap - the source for every date above. For the full pre-letting picture, see our landlord compliance checklist for 2026.
This guide is general information for landlords in England, not legal advice for your specific circumstances. Dates for future phases are drawn from the government's published roadmap and may change - always check the current position on GOV.UK.