Last updated: September 2026
The biggest changes to the UK rental market in a generation are now underway. Phase 1 of the Renters' Rights Act came into force on 1st May 2026 — if you're a landlord, it's essential you're now compliant, with more changes still to come.
Key Phases of the Act
Phase 1 – 1st May 2026 (now in force)
The new assured tenancy is now in effect:
- 📝 Fixed-term tenancies have ended → all tenancies are now periodic
- 🚫 Section 21 abolished
- ⚖️ Updated section 8 grounds for possession now apply
- 💰 Rent in advance limited to 1 month
- 📈 Rent increases limited to once a year
- 🐾 Tenants can request pets – landlords must have a valid reason to refuse
Other changes now in force:
- ❌ Bidding wars banned
- 👨👩👧👦 Illegal to discriminate against tenants on benefits or with children
- 💸 Stronger rent repayment orders
- ⚠️ Civil penalties increased – max fine raised from £30,000 → £40,000
⚠️ Missed a deadline? All landlords were required to give existing tenants the official Renters' Rights Act Information Sheet by 31st May 2026 – missing this risks a fine of up to £7,000 per tenancy. If you haven't done this yet, do it as a priority.
Phase 2 – From 15th December 2026
- 📊 The "register your rental property" service launches on 15th December 2026, starting in the West Midlands and rolling out region-by-region over the following 12 months
- 💷 There's an annual £65 registration fee per property, renewed each year
- 📍 London's deadline: regulations commence 15th July 2027, with registration required by 14th October 2027
- 🏠 Initially only applies to properties that are under let or become occupied during rollout – unoccupied properties will need to be registered before marketing once the public interface is rolled out under future legislation
- 📅 Once your region is called forward, landlords have a 3-month window to register – all landlords actively letting property must be registered by 14th November 2027, or risk a fine
- 👤 Landlords remain personally responsible for registering, even if a letting agent manages the property – agents will be able to submit certain information on the landlord's behalf, but cannot register on their own
- 🔢 Letting agents and landlords will need to include registration numbers on adverts
- ⚖️ HMRC's Valuation Office will take over initial rent-increase determinations in England, replacing the First-tier Tribunal, to help resolve disputes faster – until this transfer happens, tenants must still apply to the Tribunal to challenge a rent increase, and won't have to pay the higher rent while their case is pending
- 🏛️ Landlord Ombudsman will follow – mandatory membership expected from 2028
Phase 3 – Timings TBD
- 🏡 New Decent Homes Standard – landlords have until 2035 to comply
- ♻️ Minimum EPC rating raised from E → C, required by 1st October 2030
- 🩹 Awaab's Law extended to the private rented sector – expected from 2027
- 🔍 Housing Health & Safety Rating System (HHSRS) review
Regional Registration Deadlines
Your registration deadline depends on where your property is located – not where you live. Here's the full rollout schedule:
| Region | Regulations Commence | Deadline to Register |
|---|---|---|
| West Midlands | 15 December 2026 | 14 March 2027 |
| East of England | 15 January 2027 | 14 April 2027 |
| East Midlands | 15 February 2027 | 14 May 2027 |
| South East | 15 March 2027 | 14 June 2027 |
| Yorkshire and Humber | 15 April 2027 | 14 July 2027 |
| North West | 15 May 2027 | 14 August 2027 |
| North East | 15 June 2027 | 14 September 2027 |
| London | 15 July 2027 | 14 October 2027 |
| South West | 15 August 2027 | 14 November 2027 |
You can register earlier than your deadline if you'd like – useful if you have properties in more than one region and want to register them all at once.
What Landlords Need to Do
With Phase 1 now in force, it's essential to be compliant today. If you manage your own properties, act now:
- Make sure every tenancy is on a compliant periodic tenancy agreement
- Confirm you've served the Information Sheet to all existing tenants (do this immediately if you haven't)
- Update your eviction process to rely on Section 8 grounds only
- Strengthen tenant screening
- Ensure your advertising meets anti-discrimination rules
- Keep detailed records of tenant issues
- Check landlord insurance for rent arrears and eviction costs
- Check when your region is called forward and register on the new PRS database within your 3-month window (rollout starts 15th December 2026, with all landlords needing to be registered by 14th November 2027)
- Budget for EPC upgrades ahead of the 2030 deadline
- Ensure compliance with all health and safety standards, including the phased rollout of Awaab's Law
How We Can Help
If we manage your property, we handle everything on your behalf – making ownership simpler, more profitable, and stress-free, while ensuring your tenants are satisfied.
- Our team is trained and updated on all legislative changes
- All tenancy-related tasks are handled with care and compliance
- Membership in Propertymark guarantees professionalism
If you are a self-managing landlord and want to reduce risk, save time, and stay compliant, speak to our lettings team today about our management services.
