Further to our recent article ‘The Renters’ Rights Act 2025: A New Era for Tenants and Landlords’, this update is intended to provide a brief overview of the incoming changes reforming the Private Rented Sector.
Following the Renters’ Rights Act receiving Royal Assent on 27 October 2025 (“the Act”), the Government has now released a roadmap outlining the implementation plans for the coming years, including a timeline confirming a phased introduction.
Some notable dates include:
- 27 December 2025 – The new local enforcement measures and investigatory powers for local authorities will go live.
- 1 May 2026 – Phase 1 of the Act’s measures will be implemented, including the abolition of the section 21 procedure.
- Late 2026 – The rental database for local authorities and landlords will be launched, as well as the Ombudsman scheme providing dispute resolution and landlord guidance.
- Early 2027 – The reforms will then be extended to the Social Housing Sector.
- 2028 – Mandatory sign-up for landlords to join the Private Rented Sectors Landlord Ombudsman.
Phase 1 – Implementation 1 May 2026
Phase 1 marks the largest shake up:
- The complete abolishment of Section 21 Notices (No-fault Notices).
- Any Assured Shorthold Tenancies will automatically be converted to an Assured Tenancy, and this will be the default residential letting position.
- Changes to existing Section 8 Grounds and new grounds for possession.
- New limits on the amount of rent payable in advance.
- New Anti-Discrimination measure in respect of families and those currently receiving benefits.
- Expanded civil penalties that can be enforced by a local authority.
Section 21
Should you wish to end a tenancy using the section 21 process you can do so until 30 April 2026. Any notice served under Section 21 must be served (and therefore received by the tenant) by 4.30pm on 30 April 2026. There will likely be disputes about late service for notices served on or around 30 April 2026, and therefore notices should be served in advance where possible.
If a notice is not served by 4.30pm on 30 April 2026, then you loose the ability to use section 21 to bring a tenancy to an end.
Should you serve a section 21 notice before the deadline, proceedings must be issued by no later than 31 July 2026 to be able to bring a tenancy to an end. If you fail to issue proceedings by 31 July 2026, then even if you have served a notice in time, you will again be unable to terminate a tenancy.
As a reminder, to serve a valid section 21 notice, you must have met all the legal requirements, i.e. ensuring the deposit has been protected, providing the tenant with the EPC, “How to Rent” guide and gas safety certificate. Guidance for landlords and councils will also be provided this month (November 2025).
What Comes Next
Although we have the implementation schedule of the Act and know that it will come into force in May 2026, further parts of the Act are yet to be implemented. Landlords, in particular, should remain vigilant ensuring they meet their obligations and the various deadlines for serving notices, as well as signing up to the incoming Codes and Schemes.
For full details on the Act’s implementation, please see the Government’s Official Guidance here: Implementing the Renters’ Rights Act 2025: Our roadmap for reforming the Private Rented Sector – GOV.UK
If you wish to discuss any of the above, please contact our Dispute Resolution Team below or call us on 01702 338338.
