A modern landlord guide to the biggest private rented sector reform in a generation — including the confirmed 1 May 2026 first implementation phase, Section 21 abolition, periodic tenancies, rent reform, stronger enforcement and what landlords should do now.
The page you had was built around a broad early summary. The current position is more specific: the Act is law, implementation is phased, and the first major phase starts on 1 May 2026. That means landlords should now prepare against confirmed dates rather than a vague “spring to autumn 2026” narrative. :contentReference[oaicite:1]{index=1}
The roadmap identifies the first phase as the major operational shift for the private rented sector. These are the changes your page should now foreground. :contentReference[oaicite:11]{index=11}
From 1 May 2026, private landlords in England will no longer be able to use Section 21 to evict tenants. Possession will instead depend on the reformed legal grounds regime. :contentReference[oaicite:12]{index=12}
The roadmap says the vast majority of both new and existing PRS tenancies become assured periodic tenancies in Phase 1. Tenants will be able to end the tenancy by giving two months’ notice. :contentReference[oaicite:13]{index=13}
Landlords will be limited to one rent increase a year through the revised Section 13 process, with at least two months’ notice before the increase takes effect. :contentReference[oaicite:14]{index=14}
Phase 1 also bans asking for, encouraging or accepting offers above the advertised rent, and it says landlords and agents will not be able to request more than one month’s rent in advance. :contentReference[oaicite:15]{index=15}
The roadmap says it becomes illegal to make a renter less likely to rent a property because they have children or receive benefits. That includes refusing a viewing or withholding availability information on that basis. :contentReference[oaicite:16]{index=16}
Landlords will have an initial 28 days to consider a tenant’s request to keep a pet and will need valid reasons if they refuse. :contentReference[oaicite:17]{index=17}
Phase 1 includes stronger local authority enforcement and stronger rent repayment order rules. The roadmap also says new investigatory powers for councils came into force on 27 December 2025, allowing stronger inspection, document-demand and third-party data access powers. :contentReference[oaicite:18]{index=18}
The page should now move beyond theory and help landlords prepare for a live implementation window.
The implementation roadmap is much more specific than your older page suggested. :contentReference[oaicite:20]{index=20}
The Renters’ Rights Bill received Royal Assent and became the Renters’ Rights Act 2025. :contentReference[oaicite:21]{index=21}
The roadmap says new investigatory powers came into effect on 27 December 2025, ahead of the main tenancy reforms. :contentReference[oaicite:22]{index=22}
Section 21 abolition, periodic tenancies, reformed possession grounds, revised Section 13 rent increases, the rental bidding / rent-in-advance rules, anti-discrimination rules, pet-request rules and stronger enforcement all start in Phase 1. :contentReference[oaicite:23]{index=23}
The roadmap says rollout of the PRS Database starts from late 2026, with landlord registration becoming mandatory. :contentReference[oaicite:24]{index=24}
The roadmap indicates implementation of the Ombudsman follows the Database and says landlord membership is expected in 2028, once the service is ready. :contentReference[oaicite:25]{index=25}
Phase 3 covers standards reform. The roadmap says the timing will be settled following consultation rather than in the first implementation wave. :contentReference[oaicite:26]{index=26}
This is no longer just a future reform story. The first major phase starts on 1 May 2026, and landlords need updated documents, cleaner workflows, stronger evidence and practical support.
The old FAQ needed updating because several answers were framed around uncertainty that is now clearer.
The Landlord Association (TLA)