The Renters' Rights Act

New responsibilities for landlords which start from 1 May 2026.

The Renters' Rights Act aims to give private housing tenants greater security and stability so they can stay in their homes for longer, build lives in their communities, and avoid the risk of homelessness.

The Act completed its passage in Parliament on Wednesday 22 October 2025 and received Royal Assent on Monday 27 October 2025. 

When does the Renters' Rights Act start?

The main measures will come into force on 1 May 2026 and be delivered in yearly phases. The government has produced a roadmap with phases.

Go to Implementing the Renters' Rights Act: roadmap for reforming the private rented sector – GOV.UK

Summary of measures

Below is a summary of the Act measures and phases. We encourage all landlords, Managing Agents, Estate agents, tenants and Tenants group/association etc. to review the new requirements and understand your new duties and protections

Local authority enforcement

Since 27 December 2025, Havant Borough Council has increased enforcement powers in preparation for the phased rollout of the measures.

The Act aims to strengthen local authority enforcement by expanding civil penalties, introducing a package of investigatory powers and bringing in a new requirement for local authorities to report on enforcement activity.

Phase 1

Starting from 1 May 2026.

Section 21 evictions 

Abolish section 21 evictions and move to a simpler tenancy structure where all assured tenancies do not have a fixed end date. This will provide more security for tenants and empowering them to challenge poor practice and unfair rent increases without fear of eviction. 

End to fixed-term tenancies 

Fixed-term assured and assured shorthold tenancies (ASTs) will be replaced by periodic assured tenancies or ‘rolling tenancies’. This means that renters will be able to stay in their property until they end the tenancy or until a landlord serves a valid notice to end it or obtains a court order for possession. Renters will be able to end the tenancy at any point by giving 2 months’ notice. 

Possession grounds fair to both parties

Ensure possession grounds are fair to both parties, giving tenants more security, while ensuring landlords can recover their property when reasonable. The Act introduces new safeguards for tenants, giving them more time to find a home if landlords evict to move in or sell, and ensuring unscrupulous landlords cannot misuse grounds.

Limit rent increases to once a year

Like now, landlords will still be able to increase rents to market price for their properties and an independent tribunal will make a judgement on this, if the tenant feels the increase is unfair.

Strengthened rights to request a pet in the property for tenants

Give tenants strengthened rights to request a pet in the property, which the landlord must consider and cannot unreasonably refuse. To support this, landlords will be able to require pet insurance to cover any damage to their property.

Discrimination against prospective tenants

Make it illegal for landlords and agents to discriminate against prospective tenants in receipt of benefits or with children – helping to ensure everyone is treated fairly when looking for a place to live.

Rental bidding

End the practice of rental bidding by prohibiting landlords and agents from asking for or accepting offers above the advertised rent. Landlords and agents will be required to publish an asking rent for their property and it will be illegal to accept offers made above this rate.

Rent repayment orders

Strengthen rent repayment orders by extending them to superior landlords, doubling the maximum penalty and ensuring repeat offenders have to repay the maximum amount.

How to prepare for Phase 1

You should: 

  • Review your tenant screening process – ensure it complies with non-discrimination rules
  • Focus only on affordability, references, and credit history when assessing applications
  • Remove any outdated policies that might unintentionally exclude certain groups
  • If you are using an agent, ensure they are following the guidance on your behalf
  • Landlords and agents will have to publish the asking rent and not accept offers made above this rate
  • Familiarise yourself with the new possession grounds – understand when and how you can lawfully regain possession
  • Keep clear records if you plan to sell, refurbish, or move into a property to support any future possession claims
  • Improve tenant communication
  • Create a fair and transparent pet policy, balancing tenant need, property upkeep and property suitability
  • Set up a rent review calendar - plan rent adjustments in a structured way
  • Ensure rent increases are based on market conditions to avoid disputes
  • Keep clear records of rent changes and justifications
  • Do your research - get to know your local market 

Phase 2

Expected start date in late 2026.

Private Rented Sector Landlord Ombudsman

Introduce a new Private Rented Sector Landlord Ombudsman that will provide quick, fair, impartial and binding resolution for tenants’ complaints about their landlord. This will bring tenant-landlord complaint resolution on par with established redress practices for tenants in social housing and consumers of property agent services.

Private Rented Sector Database

Create a Private Rented Sector Database to help landlords understand their legal obligations and demonstrate compliance (giving good landlords confidence in their position), alongside providing better information to tenants to make informed decisions when entering into a tenancy agreement. It will also support local councils – helping them target enforcement activity where it is needed most. Landlords and their properties  will need to be registered on the database in order to use certain possession grounds.

How to prepare for phase 2

You should: 

  • Sign up for the Ombudsman Scheme as soon as it’s available - it will be mandatory.
  • Focus on clear communication with tenants to prevent conflicts before they escalate.
  • Keep detailed records of maintenance requests and tenant interactions to help resolve disputes
  • Gather essential documents ahead of time, including your Gas Safety Certificate, Energy Performance Certificate (EPC) and Electrical Installation Condition Report (EICR)
  • Ensure your records are up to date, as missing documents could lead to compliance issues
  • Ensure all your property certificates and documents are easily accessible and in one central place
  • Ensure you have a robust system in place, so you do not miss any key deadlines

Phase 3

The start date for phase 3 has not yet been set by the government.

Decent Homes Standard to the private rented sector 

Apply the Decent Homes Standard to the private rented sector to give renters safer, better value homes and remove the blight of poor-quality homes in local communities.

Awaab’s Law

Apply ‘Awaab’s Law’ to the sector, setting clear legal expectations about the timeframes within which landlords in the private rented sector must take action to make homes safe where they contain serious hazards.

How to prepare for Phase 3

You should: 

  • Conduct an inspection, either yourself or with a professional, to identify and fix potential hazards
  • Budget for necessary repairs, as non-compliance could lead to fines
  • Respond to tenant repair requests promptly, ensuring you meet the new legal timeframes
  • Ensure you have a clear process in place for communicating with your tenants
  • Ensure your tenants know how to contact you should they have a problem and make clear plans for when you go on holiday or have any unexpected absences such as sickness 

Related content

Get on top of the renting changes – GOV.UK

Implementing the Renters’ Rights Act 2025 – GOV.UK

Visit Guide to the Renters’ Rights Act – GOV.UK for the latest updates.

Visit Havant Borough Council’s website (under construction).

How we can help

If you need advice about renting in Havant, please do not hesitate to contact us.

Contact us

If you have any questions, contact us on 023 92446670 or at ehealth@havant.gov.uk