The Renters' Rights Act (RRA) Phase 1 has now been live since 1 May 2026 and, whilst the fundamental changes to the tenancy landscape have bedded in relatively well, it remains the most significant reform to the private rented sector in a generation
The abolition of Section 21, the move to periodic tenancies from day one, restrictions on rent increases, the ban on rental bidding and the introduction of new possession grounds have fundamentally changed how landlords, tenants and agents operate.
Whilst there were understandable concerns prior to implementation, the market has largely adapted to the new framework. We continue to support landlords through the new tenancy regime, ensuring notices, rent reviews and tenancy management processes are handled correctly and in accordance with the legislation.
WHAT WE'VE SEEN SO FAR
The biggest change for many landlords has been the shift in mindset around tenancy length and possession.
Tenancies are now periodic from the outset, but that doesn't automatically mean shorter occupations. In reality, most tenants are still seeking stability and longer-term homes.
We have also seen landlords become more proactive in understanding the available possession grounds and what evidence may be required should possession ever be needed in the future.
Rent reviews have likewise moved to the new statutory process, with increases now managed through formal Section 13 notices rather than contractual rent review clauses.
WHAT'S NEXT?
Whilst many of the headline changes arrived on 1 May, this is only the first phase of implementation.
The Government has announced further details about the forthcoming Private Rented Sector (PRS) Database, known as the Register Your Rental Property Service. The service is expected to launch in the West Midlands on 15 December, followed by a regional rollout. Landlords will need to register their properties and provide key ownership, tenancy, licensing and safety information. The proposed annual fee is £65 per property. We are reviewing the requirements and will provide further guidance to help landlords prepare.
Further reforms are also expected over the coming years, including the introduction of the PRS Landlord Ombudsman, Awaab's Law and the Decent Homes Standard.
WHAT YOU SHOULD BE DOING NOW
- Ensure you understand the possession grounds available under the new legislation.
- Keep tenancy records and correspondence well documented.
- Engage with rent reviews early rather than waiting until the annual review point arrives.
- Keep certifications and compliance documentation up to date.
- Be prepared for future PRS Database registration requirements.
The Renters' Rights Act is no longer something on the horizon. It's now business as usual, and the landlords who stay informed and engaged will be best placed to navigate the next phase of change.