The Government has announced that the first phase of tenancy reforms under the Renters’ Rights Act 2025 will begin on the 1st May 2026. This marks the most significant change to the rental industry in a generation, reshaping how landlords and tenants engage with assured shorthold tenancies (ASTs).
At Batcheller Monkhouse, we are preparing our landlords for these changes to ensure both properties and tenancies are compliant and ready.
Key Date: 1st May 2026
From this date, all current and new tenancies in England will move into the new system. Here’s what landlords need to expect:
- All existing assured shorthold tenancies (ASTs) will automatically convert to the new tenancy system.
- New paperwork must be issued to all tenants explaining how the reforms may have affected their tenancy.
- If there is no written tenancy agreement in place, or if it’s a protected (Rent Act) tenancy, landlords must serve a written document.
- Any Section 21 Notice served before 1 May 2026 will remain valid until it expires (six months from service) or until the tenant vacates.
The Three-Phase Rollout
The reforms will be introduced in stages, giving landlords time to adapt:
Phase One – May 2026
Focuses on tenancy reform, including:
- All tenancies becoming periodic
- Limits on advance rental payments
- A ban on rent bidding wars
- Rent increases only via Section 13 notices (annual basis)
- Strengthened anti-discrimination measures
- New guidance around renting with pets
Phase Two – Late 2026
Introduction of:
- A Landlord Ombudsman – a redress scheme for tenants to be able to report issues with their landlords
- A PRS Database – landlords must register every rental property and provide compliance documents (EICR, EPC, Gas Certificates)
Phase Three – 2035-2037
- The Decent Homes Standard and Awaab’s Law are yet to have firm dates of implementation but are set for consultation between 2035-2037.
Local Authority Powers
From the 27th December 2025, local authorities will receive additional powers and funding to enforce these measures, ensuring compliance across the private rental sector.
How Batcheller Monkhouse Can Help
We are committed to supporting our clients through this transition. Our team is already working to ensure properties and tenancies are prepared for the 1st May 2026.
The details of the specific changes are provided in our previous blog post. You can find the link to it here: Landlords, Are You Ready for Renters’ Rights?
Call: 01444 415151
Email: l.allan@batchellermonkhouse.com
To find out more about how we can help you navigate the Renters’ Rights Act, speak to our Lettings Team today.