Hi

Ref: Renters Rights Act 2025 - Status as at 10 February 2026

Status as at 10 February 2026

The Renters’ Rights Act 2025 has Royal Assent, but the Government is using commencement regulations to switch the law on in stages.

This means the Act exists in law, but most of the provisions are not yet active.

We are currently in the transition/preparation phase.

What is in force RIGHT NOW (Feb 2026)

Very little has actually changed in law yet.

As of today:

The current legal position remains:

Section 21 still exists

Fixed-term ASTs still exist

Rent increases still follow current rules

Rent in advance rules unchanged

“No DSS / No children” bans not yet law

Pet rights not yet law

Rent bidding ban not yet law

New landlord database not yet live

New Ombudsman not yet live

Decent Homes Standard not yet extended

In practical terms:

Landlords are still operating under the pre-2026 system today.

Courts are still processing Section 21 notices.

You can still issue fixed-term ASTs.

You can still agree rent increases by contract.

Nothing has switched yet.

What HAS happened already

These are the only real “live” developments:

The Act is now confirmed law

This is important because it means:

• The reforms will happen

• The implementation date is confirmed

• The final shape of the new system is now known

• Government guidance is being issued

• The PRS is in a transition period

Think of this as the notice period before the law changes.

The BIG commencement date

1 May 2026

This is when the private rental market changes overnight.

The Government has confirmed that the main tenancy reforms start on one single date and apply to all tenancies at the same time.

This is crucial:

Many landlords expected a phased change for new tenancies only.

This is NOT happening.

Instead, the system switches in one step.

What changes on 1 May 2026

This is the moment the legal framework changes.

From that date:

Section 21 is abolished

All tenancies become periodic

Rent increase rules change

Rent in advance cap starts

Pet request rights start

Anti-discrimination rules start

Rental bidding ban starts

New Section 8 possession system starts

This is the real legal “switch-over day.”

What happens AFTER May 2026 (later phases)

Some parts of the Act require new infrastructure and therefore start later.

These include:

Private rented sector property database

New landlord ombudsman

Full Decent Homes Standard rollout

Awaab’s Law extension

Higher civil penalties and enforcement upgrades

These will roll out late 2026 through 2028.

How to explain this simply to landlords

The easiest way to think about it:

We are currently in the final months of the old system.

The current law still applies.

But the replacement system is fully confirmed.

On 1 May 2026, the tenancy system in England fundamentally resets.

Simple summary for members

Nothing major has changed yet.

Everything major changes in May 2026.

More regulatory changes follow after that.

British Landlords Association

Legal Team

Peter Ross