Phase 1 of the Renters’ Rights Act – here is what landlords need to know now

With the introduction of the Renter’s Rights Act 2025, the government claim they are calling time on rogue landlords. According to The Secretary of State for Housing, Communities and Local Government, Steve Reed, the changes mean “no more families living with the fear of having the roof over their heads ripped away for no good reason, and too often, being pushed to the brink of homelessness.”

It is perhaps too early to gauge the impact of the changes on landlords and the general property market, but there has been an uptick in house sales of tenanted properties in the first quarter of 2026, while according to Landlord Today, there has been a 70% increase in tenanted properties going under the hammer at auction.

Phase 1 came into force on 1^st May 2026. Here’s what I think you, as a landlord, you need to know.

What has changed?

Rules on children and pets

The government has bought in changes to limit ‘rental discrimination’ and ensure that everyone is treated fairly when looking for a place to live. It is illegal for landlords to discriminate against people with children or anyone with a protected characteristic under the Equality Act 2010. Renters can ask to live with a pet, and the landlord must consider the request and provide a reason for refusing the request.

An end to ‘no-fault’ evictions

If renters are treating the property well and there is no anti-social behaviour, they cannot be asked to leave for no-reason, known as a no-fault eviction. Scotland banned no-fault evictions in 2017, but they are still permitted in Wales and Northern Ireland.

Circumstances you can evict:

• if you need to sell or move into the property. You cannot evict for this reason within the first 12 months of the tenancy,
• if a student does not move out at the end of an academic year, landlords may be able to use the ground for student houses of multiple occupancy (HMOs) to evict,
• if tenants have not paid rent on time,

if tenants, or visitors to the property, commit anti-social behaviour in or near the property.

Changes to rent

Landlords can no longer ask for or accept payment of rent before a tenancy agreement is signed. Upon signing the agreement, a minimum of one month’s advance rent payment can be accepted.

If landlords want to increase the rent they must give tenants two months’ notice of the change, and they can only change the amount once a year. The rent must reflect the market rate – i.e. match the price of similar properties in the area.

Rental bidding

Advertisements and written offers for rental properties must include a specific price. Landlords cannot accept, or encourage, offers above the advertised rent.

No more ‘fixed term’ tenancies

Landlords cannot ask tenants to sign contracts for a fixed period of time, instead properties are rented on a periodic or rolling basis. Contracts of 12 or 24 months are out.

It is important to note that these new rules apply to people living in England.

Advice for landlords with tenants in situ

Most existing assured shorthold tenancies automatically became assured periodic tenancies on 1 May 2026.

If you already have a written tenancy agreement with a tenant, you or your letting agent must give their tenant a government-produced Information Sheet informing the tenant/s about the changes before 31 May 2026.

Failure to do so can result in a fine.

Ending a tenancy after 1 May 2026 – notice by the tenant

If you want to end an assured periodic tenancy after 1 May 2026, your tenant can end it by giving 2 months’ notice;

• in writing for example, by letter, email or text
• and it must terminate the tenancy on the day when the rent is due or the day before the rent is due.

Your tenant will need to continue to pay rent during the notice period. You and your tenant can agree to end the tenancy earlier.  You and your tenant can agree in writing to have a shorter notice period.

Evictions started before 1 May 2026

Court proceedings that started before the 1^st May could still be valid but there are restrictions on how long they will continue to apply.  Any valid Court proceedings must be issued before 31 July 2026

Our qualified solicitors act for landlords, businesses and agricultural clients. Get in touch with a member of the team if you would like advice on legal affairs related to property.