Renters' Rights Act — What changes on 1 May 2026

The Renters’ Rights Act 2025 is now partly live. The main tenancy reforms started on 1 May 2026. Other measures, including the PRS Database and PRS Landlord Ombudsman, still have a later rollout timetable.

What the rule is

The Act reshapes private renting in England across tenancy structure, possession, rent increases, pet requests, discrimination, bidding, rent in advance, and enforcement.

The key point for landlords is that not everything started on the same day:

• Phase 1 started on 1 May 2026
• Phase 2 begins from late 2026 with the PRS Database and the Ombudsman rollout
• mandatory PRS Landlord Ombudsman membership is expected in 2028

What landlords must do now

Stop using Section 21 for new notices

You cannot serve a new Section 21 notice on or after 1 May 2026.

If you served a Section 21 notice before 1 May 2026, GOV.UK says you can only use it to start court proceedings up to the earlier of:

• 6 months after the date you gave the notice, or
• 31 July 2026

Work with assured periodic tenancies

Most private tenancies are now assured periodic tenancies. New tenancies should not be set up as fixed-term ASTs, and existing ASTs have moved onto the new regime.

Use the new rent increase process

Rent increases now run through the revised Section 13 process. GOV.UK says you must use Form 4A, give at least 2 months’ notice, and you cannot increase rent more than once a year.

Follow the 28-day pet request process

Tenants can ask in writing to keep a pet. You have 28 days to respond in writing.

If you ask for more information, the final deadline becomes the remainder of the original 28 days or an extra 7 days, whichever is later.

Get written-information duties right

There are now different rules for different tenancies:

• New tenancies created on or after 1 May 2026: give the prescribed written information before agreeing the tenancy
• Older written tenancies created before 1 May 2026: give the official Renters’ Rights Act Information Sheet 2026 by 31 May 2026
• Older oral tenancies created before 1 May 2026: give the prescribed written information by 31 May 2026

Treat later-phase measures as upcoming, not live

The government roadmap says the Database of PRS properties starts rolling out from late 2026. The PRS Landlord Ombudsman follows after the Database, and the roadmap says mandatory membership is expected in 2028.

What evidence to keep

• Copies of any Section 21 notices served before 1 May 2026 and the deadline for starting proceedings
• Copies of Form 4A rent increase notices and service dates
• Pet request records, including any request for more information and the written outcome
• Evidence that you served the Information Sheet or written tenancy information where required
• PRS Database and Ombudsman confirmations later, once those services actually go live

Common mistakes

• Assuming the whole Act started on 1 May 2026 — the tenancy reforms did, but the Database and Ombudsman do not
• Using 42 days for pet requests — the live GOV.UK guidance says 28 days
• Giving existing written tenancies the wrong paperwork — most need the Information Sheet by 31 May 2026, not a new written-information pack
• Forgetting the Section 21 transition deadline — old notices have a limited window for court proceedings

What changed on 1 May 2026

The main live changes from 1 May 2026 are:

• Section 21 no-fault evictions ended
• most ASTs moved onto the assured periodic tenancy regime
• new fixed-term ASTs stopped
• rent increases became limited to once a year through the revised Section 13 process
• rental bidding and excessive rent in advance were banned
• discrimination against tenants with children or on benefits was made unlawful
• tenants gained the new pet request process
• new written-information duties started

The PRS Database and PRS Landlord Ombudsman are later-phase measures and are not yet mandatory on 7 May 2026.

FAQ

Does the Act apply if I only have one property?
Yes. The Renters’ Rights Act 2025 applies to private landlords in England, not just large portfolios.

Can I still grant a six-month AST now?
No. The 1 May 2026 reforms moved the sector onto the assured periodic tenancy model.

What do I give an existing written tenant now?
Usually the Renters’ Rights Act Information Sheet 2026 by 31 May 2026.

Do I need to register on the PRS Database today?
No. The government roadmap says rollout begins from late 2026.

Do I need to join the PRS Landlord Ombudsman today?
No. The roadmap says mandatory membership is expected in 2028.