Written by
Emma Collins
Published on
Jan 31, 2026
The biggest shake-up to private renting in a generation takes effect on 1 May 2026. Here's what's changing and how to prepare.
The Renters' Rights Act 2025 received Royal Assent on 27 October 2025, and Phase 1 comes into force on 1 May 2026. For letting agents managing properties across England, this represents a fundamental shift in how tenancies work—and brings significant new obligations around property standards and maintenance.
The Headlines
From 1 May 2026, the private rented sector transforms overnight:
Section 21 "no-fault" evictions are abolished. Landlords can no longer remove tenants without a specific, legally valid reason. Every eviction will require a Section 8 notice with grounds.
All tenancies become periodic. Fixed-term assured shorthold tenancies (ASTs) automatically convert to rolling periodic tenancies. New fixed-term contracts cannot be created. This means tenants can leave with two months' notice at any time—and landlords lose the certainty of locked-in rental income.
Rent increases are capped to once per year. All increases must use the Section 13 notice process, and tenants gain expanded rights to challenge rises they consider unfair through the First-tier Tribunal.
Discrimination protections expand. Blanket bans on tenants with children or those receiving benefits become unlawful. Landlords can still reference based on affordability, but not based on benefit status.
Pets get a fairer hearing. Tenants can request permission for pets, and landlords must consider requests reasonably. Unreasonable refusals can be challenged. Landlords can require pet insurance to cover potential damage.
Why Maintenance Just Became Mission-Critical
Here's where it gets particularly relevant for property managers: the Act doesn't just change tenancy rules—it raises the bar dramatically on property standards.
Awaab's Law Extends to Private Rentals
Following the tragic death of two-year-old Awaab Ishak from mould exposure in social housing, the government is extending "Awaab's Law" to the private rented sector. This means landlords will face legally mandated timeframes for addressing hazards like damp, mould, and structural issues.
While the specific deadlines are still subject to consultation, the direction is clear: slow responses to maintenance issues will carry serious consequences.
The Decent Homes Standard Arrives
For the first time, private rentals will need to meet the Decent Homes Standard that's long applied to social housing. This means minimum standards for safety, repair, and facilities—with local councils empowered to take enforcement action against non-compliant properties.
Stronger Local Authority Powers
From 27 December 2025, local councils gained new investigatory powers to inspect properties, demand documents, and access third-party data. They can now issue civil penalties for Category 1 hazards, with fines potentially reaching tens of thousands of pounds.
What This Means for Letting Agents
The business model implications are significant:
Renewal fees disappear. With all tenancies periodic, the reliable income from fixed-term renewals evaporates. Goodlord's research suggests renewal fees account for 27% of agency revenue on average—37% in London.
Compliance complexity increases. New written statements of terms, pet request procedures, rent increase notices, and information sheets for existing tenants all require careful process management.
Maintenance response becomes a liability issue. When landlords face mandated repair timeframes and councils have investigation powers, slow or poorly documented maintenance responses create real legal exposure.
Tenant relationships matter more. Without no-fault evictions, keeping good tenants happy becomes even more important. Responsive maintenance is one of the clearest ways to build that goodwill.
The Maintenance Opportunity
While much of the Act creates compliance challenges, it also creates opportunity for agents who get maintenance right.
Tenants who feel heard and see issues resolved quickly are tenants who stay. In a world where every eviction requires grounds and court involvement, reducing turnover through good service makes direct business sense.
Properties that meet standards avoid the cascade of costs that follow council enforcement action—inspections, improvement notices, potential fines, and reputational damage.
And agents who can demonstrate robust, documented maintenance processes have a genuine competitive advantage when pitching to landlords who (rightly) worry about their new compliance obligations.
Key Dates to Watch
According to the government's implementation roadmap:
27 December 2025: Local authority investigatory powers went live.
30 April 2026 (before 4:30pm): Last opportunity to serve valid Section 21 notices.
1 May 2026: Phase 1 takes effect. Section 21 abolished, all tenancies become periodic, new pet and rent rules apply.
31 May 2026: Deadline to provide government information sheet to all existing tenants (£7,000 penalty for non-compliance).
Late 2026: PRS Database regional rollout begins.
2027: Full PRS Database launch expected.
2028: Private Rented Sector Landlord Ombudsman expected.
Preparing Your Operation
With three months until Phase 1, now is the time to audit your processes. The government's guidance for landlords and letting agents provides the official overview, but here's where to focus:
Review tenancy agreements. Ensure your templates work for periodic tenancies and include the required written statement of terms.
Update your rent review process. Section 13 notices have specific requirements. Make sure your annual rent review cycle can handle them.
Establish pet request procedures. You'll need a consistent, documented approach to handling pet requests within the 28-day response window.
Strengthen your maintenance workflow. Document everything. Respond promptly. Escalate appropriately. When Awaab's Law deadlines arrive, you'll want processes that already meet or exceed them.
Brief your team. With 45% of agents already fielding tenant questions about the Act, your staff need to understand what's changing and when.
Communicate with landlords. This is a good time to reinforce your value proposition around compliance management and risk mitigation.
The Bottom Line
The Renters' Rights Act shifts power toward tenants and raises the stakes on property standards. For letting agents, the winners will be those who adapt their operations, invest in compliance capabilities, and—critically—get maintenance right.
Responsive, well-documented maintenance isn't just good service anymore. It's regulatory protection.
Lanten AI helps letting agents automate tenant maintenance requests, ensuring fast responses and complete documentation. Learn how Lanten can help you prepare for the Renters' Rights Act -> Book a demo
