The Renters’ Rights Act is being implemented in phases, with a fixed Phase 1 go-live on 1 May 2026, followed by Phase 2 from late 2026 and Phase 3 on dates set after consultation.

Scope: this timeline relates to England.

Below is a practical, landlord-focused timeline with specific dates and exactly what actions landlords should have completed by each milestone.

The timeline at a glance

Already in force

• 27 December 2025 – new local authority investigatory powers.

Phase 1 (fixed date)

• 1 May 2026 – core tenancy reform package begins (possession, rent, marketing, discrimination, pets, enforcement/RRO changes).

• By 31 May 2026 – deadline to provide existing tenants with the required “Information Sheet” (and written terms where the tenancy was agreed verbally).

• Spring/Summer 2026 – new financial penalties relating to Category 1 hazards commence (as per the published roadmap timing).

Phase 2 (staged rollout)

• From late 2026 – PRS Database starts rolling out regionally.

• 2028 (expected) – mandatory membership of the PRS Landlord Ombudsman (once scaled and ready).

Phase 3 (consultation-led)

• Decent Homes Standard for the PRS – a long-term implementation date has been proposed previously (in the mid-2030s), but the final date is subject to consultation outcome.

• Awaab’s Law for the PRS – implementation timetable to be set following consultation.

Date-by-date: what landlords need to do

27 December 2025 (already in force): enforcement scrutiny increases

What changed
Local authorities have stronger investigatory powers to support enforcement of rented housing law, including greater ability to obtain information and documents as part of investigations.

What landlords should already have in place

• A compliance file per property (digitally stored and easy to produce): gas safety, electrical safety documentation, EPC, deposit paperwork, licences (where relevant), prescribed information, right-to-rent checks (where applicable), key tenancy documents.

• A repairs and hazards log with dates: report date, inspection date, contractor attendance, photos, invoices, completion notes.

• If using an agent: a clear who-holds-what agreement so documents can be produced quickly.

January–April 2026: prepare your “Phase 1 compliant” operating pack

This is your preparation window to ensure the business is ready on day one.

What to do before 1 May 2026

• Update your tenancy pack for new lets (agreement templates, written terms, policy documents).

• Update your rent increase workflow (calendar-based, once per year, notice and evidence process).

• Update your possession decision tree (grounds-based, evidence-first).

• Update your marketing and onboarding scripts (no bidding, no multi-month rent in advance).

• Train staff/agents on the post-1 May rules and document how decisions will be recorded.

1 May 2026: Phase 1 “go-live” — the big changeover date

From 1 May 2026, the PRS switches to the new tenancy framework for new and existing tenancies. This is the date landlords should treat as a hard compliance deadline.

By 1 May 2026 — actions landlords must have completed

1) Possession: move away from “no fault” thinking to a grounds-and-evidence model

What changes
The possession framework shifts so landlords rely on specified legal grounds and supporting evidence rather than a “no fault” route.

Action checklist

• Replace your old process with:
  Select the correct ground → gather evidence → serve the correct notice → follow the correct timeline.

• Build an evidence-first habit:

  • arrears: rent schedules, statements, communications, repayment offers

  • anti-social behaviour: incident logs, witness statements, reports

  • selling/moving back in: documented intention, timelines, supporting paperwork

• Ensure every step is date-stamped and documented.

2) Tenancy structure: plan for periodic operation as the norm

What changes
The tenancy model is designed to operate on a more consistently periodic basis, rather than treating fixed-term cycles as the default operational trigger.

Action checklist

• Update onboarding so your business doesn’t rely on “end of fixed term” moments.

• Create clear internal rules for:

  • renewal conversations (where still relevant)

  • tenant exits

  • property remarketing lead times

• Document how notices, rent changes, and complaints are managed in a periodic world.

3) Rent increases: once per year + formal procedure

What changes
Rent increases become more procedurally controlled: no more than once per year, with a formal notice approach and a clearer route for challenge.

Action checklist

• Set a rent review calendar per property (one annual cycle).

• Build a “rent rationale pack” for every increase:

  • local comparables

  • property condition and improvements

  • a clear written justification

• Update agent instructions and templates so the correct process is used every time.

4) Marketing: bidding banned

What changes
Properties must be marketed at a fixed rent. Landlords/agents must not invite, encourage, or accept rent bidding above the advertised amount.

Action checklist

• Remove any language like “offers over,” “best offer,” “bid,” “sealed bids.”

• Train viewings staff and admin teams on what they can/can’t say.

• Keep a simple audit trail of advertised rent and applications (useful if challenged).

5) “Rent in advance” restricted

What changes
The ability to require large sums upfront is restricted. (Operationally, landlords should stop relying on multiple months upfront as a risk tool.)

Action checklist

• Replace “pay X months upfront” with:

  • stronger referencing

  • guarantor workflows (where appropriate)

  • clear affordability criteria

• Update holding/advance payment wording and make sure agents follow the new approach.

6) Discrimination: benefit and child-based discrimination prohibited

What changes
Landlords/agents must not take steps that make someone less likely to rent because they receive benefits or have children.

Action checklist

• Remove blanket “no children / no benefits” policies.

• Use objective criteria (affordability, references, property suitability) applied consistently.

• Record the reason for decisions in a neutral, evidence-based way.

7) Pets: formal request handling and timely decisions

What changes
There is a stronger expectation to consider pet requests reasonably, with an operational expectation of timely decision-making.

Action checklist

• Write a pet policy covering:

  • property suitability

  • building/lease restrictions

  • insurance conditions

  • reasonable refusal reasons

• Implement a tracking process:
  request received → assessment → decision issued → record kept.

8) Enforcement and rent repayment consequences: higher stakes for non-compliance

What changes
The enforcement environment strengthens, with wider consequences for certain breaches and stronger repayment mechanisms in some scenarios.

Action checklist

• Run a portfolio compliance audit before 1 May 2026:

  • safety documents

  • hazard response times

  • repair standards

  • record-keeping quality

• Create a “defensible file” mindset: assume decisions may be reviewed later.

By 31 May 2026: “Information Sheet” + written terms (existing tenancies)

What changes
For tenancies that existed before 1 May 2026:

• Landlords must provide existing tenants with the required Information Sheet by 31 May 2026.

• If the tenancy was agreed verbally, landlords must provide a written summary of the main terms by 31 May 2026.

Action checklist

• Produce a tenant list, assign a delivery method, and keep proof of delivery.

• Identify any verbal tenancies and issue written terms before the deadline.

• Keep a simple completion tracker across your portfolio.

Spring/Summer 2026: Category 1 hazard penalty changes commence

What changes
New financial penalties linked to Category 1 hazards commence in Spring/Summer 2026 (per the government’s published roadmap timing).

Action checklist

• Treat high-risk hazards as time-critical (especially damp/mould risks, fire safety issues, serious electrical hazards).

• Ensure you have:

  • inspection capacity

  • reliable contractors

  • evidence of action taken and completion.

From late 2026: Phase 2 — PRS Database rollout

What changes
A national PRS Database begins rolling out regionally, and landlord registration will be required when it reaches your area.

What landlords should do before rollout reaches them

• Create a clean portfolio register (addresses, landlord details, managing agent, key dates).

• Store certificates and compliance documents digitally, per property.

• Plan ongoing admin for updates and renewals.

2028 (expected): mandatory PRS Landlord Ombudsman membership

What changes
Mandatory membership is expected once the ombudsman service is scaled and ready.

What landlords should do now

• Put a formal complaints process in writing:
  acknowledge → investigate → respond → remedy → record.

• Keep strong records of repairs, communications, and decisions to resolve disputes quickly.

Phase 3: standards reforms on consultation-led dates

What changes
Longer-term reforms include the Decent Homes Standard and Awaab’s Law style hazard timeframes in the PRS, with final dates and detailed requirements to be set following consultation.

What landlords should do now

• Begin a stock condition plan (damp risk, ventilation, heating, insulation, electrics).

• Budget and schedule works proactively to avoid last-minute catch-up.

The three dates every landlord should diary now

1. 27 December 2025 – enforcement powers increased (already live).

2. 1 May 2026 – Phase 1 compliance day (possession, rent, marketing, discrimination, pets, enforcement changes).

3. 31 May 2026 – Information Sheet / written terms deadline for existing tenancies.

Disclaimer: NetRent does not provide legal advice. The article represents our understanding of rental property law and is for general information only.
Contact: 01352 721300 | support@netrent.co.uk