What happened to my existing fixed-term tenancies?

On 1 May 2026, all fixed-term tenancies automatically became periodic (rolling). You do not need to issue new agreements. The tenant can give 2 months' notice to leave at any time.

Can I still increase rent on existing tenancies?

Yes, but you must use the Section 13 process (Form 4A) with 2 months' notice, regardless of what your tenancy agreement says. Rent review clauses are now void.

Is Register Your Rental Property live yet?

Regional rollout begins 15 December 2026, starting with the West Midlands. When your area is called forward, you will have a three-month window to register. All landlords actively letting are expected to be registered by 14 November 2027. Check GOV.UK for your area's rollout date. Register Your Rental Property is also referred to in the legislation as the Private Rented Sector (PRS) Database.

Do I need to join the Property Ombudsman yet?

No. The requirement for all landlords to join an approved ombudsman scheme is included in the Act but has not yet been commenced. It is a Phase 2 measure. Watch for government announcements.

Renters Rights Act Pathway | Landlord Handbook England

Phase 1 — In Force from 1 May 2026

The changes below are now live law. Existing tenancies converted automatically on 1 May 2026 — you do not need to issue new agreements.

Phase 1 Changes (Now in Force)

1. Section 21 Abolished

No more "no-fault" evictions. You must use Section 8 grounds with a valid legal reason.

2. All Tenancies Periodic from Day One

No more fixed terms. All new tenancies are rolling from the start. Existing fixed terms converted on 1 May 2026.

3. Rent Increases Limited to Once Per Year

Must use Section 13 notice (Form 4A) with 2 months' notice minimum. Rent review clauses are void.

4. Decent Homes Standard — future PRS extension

The Decent Homes Standard currently applies to social housing only. The PRS extension is not yet law and is not expected before 2035. HHSRS Category 1 hazards are enforceable now.

5. Pets Cannot Be Unreasonably Refused

Landlords must consider pet requests and cannot issue blanket refusals. Pet damage insurance can be required.

6. Discrimination Protections

Cannot discriminate against families with children or benefit recipients.

7. Awaab's Law

Awaab's Law currently applies to social housing only. No confirmed commencement date for the PRS. Landlords already have obligations under the HHSRS and Homes (Fitness for Human Habitation) Act 2018.

Phase 2 — Not Yet in Force (Expected Late 2026 / Early 2027)

These measures are included in the Act but have not yet been commenced by the government. No firm dates have been set.

8. Register Your Rental Property (formerly Landlord Database / Property Portal)

Mandatory national registration for all private landlords. Regional rollout begins 15 December 2026 (West Midlands first). When your area is called forward, you have a three-month window to register. All landlords expected registered by 14 November 2027.

9. Property Ombudsman Membership

All landlords will be required to join an approved redress scheme. Not yet in force — watch for commencement announcement.

Phase 1 — In Force Since 1 May 2026

Stop Using Section 21

Any Section 21 notice served on or after 1 May 2026 is invalid. Use Section 8 only.

Update Tenancy Agreements

Remove fixed-term clauses and rent review clauses from all new agreements. Use our updated Assured Periodic Tenancy template.

Audit Properties Against HHSRS (Decent Homes Standard — future)

Check for HHSRS Category 1 hazards — enforceable now. The Decent Homes Standard is not yet law in the PRS and is not expected before 2035.

Review Pet Policies

Update agreements to allow reasonable pet requests. Consider requiring pet damage insurance as a condition of consent.

Update Tenant Selection Criteria

Ensure no discrimination against families or benefit recipients.

Update Rent Increase Process

Only use Section 13 / Form 4A. Maximum once per 12 months. Rent review clauses in agreements are now void.

Phase 2 — Watch for Announcements

These are not yet in force. No action required yet — but prepare ahead of commencement.

• Register Your Rental Property — mandatory registration rolling out from 15 December 2026; check GOV.UK for your area's rollout date
• Property Ombudsman — compulsory membership coming, date not yet confirmed

⚠️ Penalties for Non-Compliance

• Serving a Section 21 notice: invalid and unenforceable
• HHSRS Category 1 hazards unaddressed: improvement notices, civil penalties up to £30,000
• Discrimination: unlimited compensation to tenant
• General non-compliance: fines up to £40,000

The biggest change to UK tenancy law in decades is now in force

Understand the Changes

The Major Changes Now in Force