The new tenancy regime in the Renters’ Rights Act 2025 cae into effect on 1 May 2026, with other reforms following later.
However, it’s a bit complicated, so this blog post has a timeline that explains the detail on implementation: when the government is due to publish more documentation, when various parts come into force and what landlords need to do by when.
I cover the implementation timeline and what landlords need to do at each stage in The Good Landlord Handbook.
For ongoing support, the ability to ask me questions, and a downloadable implementation timetable, you can find it all at The Independent Landlord Hub.
I keep this post updated.
Last updated: 13 October 2026
>> Related Post: The 12 key provisions in the Renters’ Rights Act
>> Related Post: Comprehensive Renters’ Rights Act implementation guide
The implementation timeline of the Renters’ Rights Act
What stage is the Renters’ Rights Act at?
The Renters’ Rights Bill received Royal Assent on 27 October 2025, and the government announced on 13 November that the bulk of it will start to come into effect from 1 May 2026.
The tenancy reforms in the Renters’ Rights Act came into effect with a “big bang” Commencement Date on Friday 1 May 2026, after which all tenancies, whether new or pre-RRA, will come under the new rules (see paragraph on implementation in the Guidance).
How long will it take before the Renters’ Rights Act is fully in force.
The Renters’ Rights Act is coming into force in stages, with the final stage scheduled for 2035. The tenancy reforms in Chapter 1 of Part 1 of the Renters’ Rights Act came into effect six months after Royal Assent, on 1 May 2026.
The PRS Database is due to start coming into effect from 15 December 2026 on a region-by-region basis, with registration of rental properties becoming compulsory at different times throughout 2027 depending on the region. For more information, see my blog post The PRS Database: how to register your rental property.
The PRS Landlord Ombudsman will be launched afterwards, likely to be in 2028, with the Decent Homes Standard after 2035.
The roll-out of Awaab’s Law to the PRS is currently undergoing consultation. See this post for more information: Awaab’s Law for private landlords explained.
MHCLG’s plans for the rollout of the Renters’ Rights Act
The Ministry of Housing, Communities and Local Government (MHCLG) have a “far-reaching communications campaign” to landlords, which commences on 14 November, to include press, broadcast media and social media, radio and video-on demand, on a campaign site.
The government guidance is available here: Renting out your property: guidance for landlords and letting agents.
This is a link to the Renters’ Rights Act Implementation Roadmap.
Implementation timeline for the Renters’ Rights Act
Here is a graphic representation of the timeline for implementation.
27 October 2025
Royal Assent
This is the day when the Renters’ Rights Bill became the Renters’ Rights Act 2025.
Not much happened on this date other than it being the start date after which the many regulations can be made and a lead enforcement authority can be appointed.
27 December 2025
First implementation wave
This is two months after Royal Assent, and is the date when the following came into effect:
🔹 The end of the “AST trap” – long leases ceased to be assured tenancies (Chapter 2 of Part 1)
🔹 Investigatory powers for local authorities (Chapter 3 of Part 4)
🔹 Local authorities need to start reporting to the Secretary of State on the exercise of their functions under landlord legislation
19 January 2026
Publication of draft Written Statement of Terms
From 1 May 2026, a “written statement of terms” will need to be provided to tenants before assured periodic tenancies are entered into. This can be a standalone document or included in the tenancy agreement.
A draft statutory instrument with the details was published on 19 January 2026.
April 2026
Publication of PBSA regulation
Publication of the statutory instrument to exempt private Purpose-Built Student Accommodation (PBSA) that comply with the UNIPOL and ANUK student housing codes from the Housing Act 1988. (Note that the government has not confirmed the timing for this)
Thursday 30 April 2026
Last date to serve Section 21 notice
This date was last time that a valid Section 21 notice could be served.
Friday 1 May 2026
Commencement Date of the new assured periodic tenancy system
This is the “big bang” date, when the tenancy reforms in the Renters’ Rights Act came into effect which will transform the private rented sector.
This Commencement Date of 1 May 2026 is when:
🔹 ASTs became Assured Periodic Tenancies
🔹 All fixed terms became periodic
🔹 No further fixed term tenancies can be granted
🔹 Tenants can terminate with 2 months’ notice to quit (less if their tenancy agreement says less)
🔹 All new tenancies need a written statement of terms (which can be in a tenancy agreement)
🔹 All rent increases need to use the Section 13 (Form 4A) process
🔹 Landlords cannot discriminate against applicants due to children or benefit status
🔹 No rent in advance for new tenancies (transition rules for tenancies entered into before 1 May 2026)
🔹 Landlords need to state a specific “proposed rent” for new tenancies, and the ban on rental bidding came into force
🔹 New implied right for tenants to have pets
🔹 Abolition of Section 21 and revised grounds for possession under Section 8 (except for pending valid Section 21 notices)
🔹 Landlords must use the new prescribed forms, eg a new Form 4A for rent increases and Form 3A for Section 8 notices
On or before Sunday 31 May 2026
Communication with tenants
Landlords need to have sent the government Information Sheet to all existing tenants by 31 May 2026, otherwise they may have to pay a civil penalty.
Any landlords who do not have a written document setting out some or all of the terms of the tenancy will need to have sent their tenants a “written statement of terms”.
However, if a landlord has agreed an existing tenancy verbally with a tenant, they will need to have sent their tenants a “written statement of terms” on or before 31 May 2026.
Landlords of HMOs with full time students will need to have sent a notice of their intention to rely on Ground 4A.
June 2026
Category 1 Hazards
The new financial penalties Section 6A of the Housing Act 2004 for Category 1 Hazards for the PRS came into effect in June 2026. See: HHSRS changes: the new 21 hazards in 2026.
Close of business Friday 31 July 2026
Section 21 deadline for claim forms
Any Section 21 notices that were served before 1 May 2026 lapsed and became time-barred if the landlord did not request the court to issue the claim form for order for possession proceedings by this date.
(Unless the notice has already lapsed. See this post for more information).
Probably 2028
Awaab’s Law
The October 2026 consultation into extending Awaab’s Law to the PRS suggested 2027 at the earliest, but more likely to be in 2028, after the launch of the PRS Landlord Ombudsman.
2035
Decent Homes Standard
Introduction of the Decent Homes Standard for the private rented sector.
The government have confirmed that the Decent Homes Standard will roll out to the private rented sector in 2035.
Downloadable implementation timeline
I provide a detailed implementation timetable in a downloadable document that is available exclusively for members of The Independent Landlord Hub. This is one of many tables and checklists that I provide in the Hub.
See the above image for a quick peek.
