The UK Government has confirmed that the first phase of reforms will take effect on 1 May 2026, marking the most significant shift to tenancy law in a generation. From this date, all existing and new private tenancies in England will move onto the new system. Propertymark has consistently pressed for sufficient lead-in time to allow agents and landlords to prepare. With a firm date now announced, the sector can begin making practical plans.
Implementation of the legislative Roadmap will be a three-stage rollout. Phase One focuses solely on tenancy reform: the transition to periodic tenancies, limits on rent in advance, a ban on rental bidding, clearer rules on rent increases via Section 13 notices, strengthened anti-discrimination measures, and new rights around pets.
Propertymark will continue to engage closely with the UK Government to ensure the reforms are delivered in a way that maintains landlord confidence, encourages investment in rental homes, and allows agents to focus on providing safe, high-quality housing.
What happens on 1 May 2026?
- All existing assured shorthold tenancies will automatically convert to the new tenancy system.
- All new tenancies signed on or after this date will follow the new rules, including the cap on rent in advance and the new processes for rent increases and pets.
This is a sector-wide reset. Agents should begin reviewing processes, documentation, and client communications now to support landlords and tenants through the transition.
Section 21 will not disappear overnight
Any Section 21 notice served before 1 May 2026 remains valid until it expires (six months from service) or until the tenant vacates.
This provides an operational buffer during the changeover and avoids a last-minute rush on possession processes.
Written statements and tenancy documentation
As set out in the Act, all new tenancies must have a written tenancy agreement that includes specific information to be set out by the UK Government in secondary legislation.
Landlords won’t need to change or re-issue existing written tenancy agreements. Instead, they will need to provide tenants with a copy of this UK Government-produced information sheet, explaining how the reforms may have affected the tenancy.
If an existing tenancy doesn’t currently have a written tenancy agreement — because it is based on a verbal agreement or because it is a protected (rent act) tenancy — landlords will need to provide the tenant with a written document that covers the required information.
What’s next?
Further phases of the Act will follow:
- Phase Two (late 2026): Landlord Ombudsman and new PRS Database
- Phase Three (TBC, consultation expected 2035–2037): Decent Homes Standard and Awaab’s Law
- If you are a private landlord and would like further information on how the RRA 2025 may affect you please contact Lee Bilbrough – lee@purepropertylettings.co.uk