Renters’ Rights Act Commencement – the Countdown is on!
Posted on in Dispute Resolution
You may have seen the recent mainstream media coverage on this topic, reflecting just how significant these changes are. The Government announced late yesterday, 13 November 2025, that the first stage of the Renters’ Rights Act will begin on 1 May 2026. The countdown to the ending of the assured shorthold tenancy, to the disappearance of section 21 notices, and to accelerated possession proceedings has now started.
What will the first stage introduce?
The Ministry of Housing, Communities and Local Government has confirmed that the first stage of the Act’s implementation will not only bring an end to assured shorthold tenancies, but also introduce a range of new rules. This includes limits to the landlord’s ability to seek more than one month of advance rent, and rules to stop rental bidding wars, as well as rules around discriminating against tenants with children, pets, or who are on benefits, and changes to the grounds for possession, which landlords will need to rely on in the future to obtain possession.
Looking ahead: phase 2 and beyond
Interestingly, the Government announcement also gives an indication of their vision for the implementation of the remainder of the Act. Phase 2, which they state will include the introduction of the Private Landlord Ombudsman Service, and the commencement of the rollout of the landlord database, is due to be commencing in late 2026 (although sceptics may anticipate slippage in the date regarding the database).
Unsurprisingly, given that the Government have already stated that they will be consulting on how Awaabs’ law will work in practice in the private sector, the changes aimed at improving the state and condition of private rented homes are being placed into a Phase 3 pile – and no date is currently given as to when those provisions are expected to be implemented.
What landlords should be doing now
As we said in our update when the Act received Royal Assent, now is the time for landlords to think carefully about the rental portfolio, whether that be 1 or 21 properties. There is time (167 days as of today!) to serve a section 21 notice and commence proceedings. The Act has transitional provision - any section 21 notices that are served before 1 May will remain enforceable for a small period of time after 1 May. Our advice however is that, given there are often steps that need to be taken before a section 21 notice can be served, acting sooner rather than later is sensible.
How can we help
As specialists in property litigation and dispute resolution, we can guide you through your options as the new Renters’ Rights Act comes into effect. We take the time to understand your particular circumstances and advocate effectively on your behalf to achieve the best outcome. Our strong track record for client satisfaction reflects our ability to problem-solve, adapt to the unique features of each case, and provide clear, practical solutions.
Please feel free to contact property litigation specialist, Joanne Young, or one of her team to discuss this further.