Instead, key measures will be introduced in phases, giving landlords time to adapt. Our team is ready and fully prepared to support you through this transition.
For example, the requirement to provide tenants with the official information sheet and use the new Form 4A for rent increases will apply from 1st May 2026. Other changes, such as the abolition of Section 21 and the move to rolling tenancies, will also be implemented gradually. This phased approach ensures landlords have sufficient time to review agreements, update processes, and remain compliant.
Phase 1: Effective from 1st May 2026
This ‘first stage’ includes the most talked-about reforms:
- Tenancy Changes
- All Assured Shorthold Tenancies (ASTs) will become Assured Periodic Tenancies (APTs).
- New tenancies will run on a rolling basis with no fixed end date.
- Landlords must provide tenants with an official information sheet (will be available before 1 May 2026).
- Letting Rules
- No upfront rent before the agreement is signed.
- No discrimination against tenants with children or those on benefits.
- Tenants can request pets; refusal must be based on valid reasons.
- Rent bidding banned: You must advertise a clear asking rent and cannot accept bids above it.
- Rent Increases
- Only one increase per year, using Form 4A
- Two months’ notice required.
- Tenants can challenge increases above market rent through formal channels.
- Evictions
- Section 21 ‘no-fault’ evictions abolished.
- Eviction only on specified legal grounds via Section 8 notice.
- Standard notice: 4 months (shorter for antisocial behaviour).
- Rent Arrears & Behaviour
- Possession only if tenant owes 3 months’ rent.
- Faster action for antisocial behaviour.
- Enforcement
- Councils have stronger powers to investigate and enforce.
- Rent Repayment Orders expanded: tenants or councils can claim up to 2 years’ rent for certain offences.
Action for Landlords
- Review your tenancy agreements.
- Prepare for rolling tenancies.
- Contact us with any queries on upcoming or future rent increases.
- Instruct our team promptly if you plan any notices or evictions.
- Ensure compliance before 1st May 2026.
Phase 2: 2026–2028
- Launch of the PRS database, starting regionally (from late 2026).
- Introduction of the PRS landlord ombudsman (mandatory by 2028).
Phase 3: 2030 onwards
- Decent Homes Standard and Awaab’s Law applied to the PRS.
- Minimum EPC rating of C required.
Need Support?
If you’re unsure how these changes affect your properties or want tailored advice, get in touch with our team today. We’ll help you review your agreements, update your processes, and stay compliant with the new rules.
Please also keep an eye out for our video Q&A session across our social media, where we’ll be answering some of the most common questions from our landlords! If you have any questions you’d like us to cover, please get in touch and submit them. We’d love to hear from you.
