Key takeaways
Major tenancy changes start May 2026
Prepare for the end of assured shorthold tenancies and no-fault evictions.
Phase 1 brings stricter enforcement measures
Expect higher penalties and new rules on rent and discrimination.
Student housing exemption clarified in Phase 1
PBSA regulations will align with broader tenancy reforms from May 2026.
Further to the passing of the Renters’ Rights Act on 27 October, the government has now published its implementation timetable confirming 1 May 2026 as the date for phase 1 of the implementation.
Phase 1 will include the abolition of assured shorthold tenancies, fixed term tenancies and section 21 no-fault eviction (for the private rented sector – the social rented sector will follow in phase 2), as well as measures dealing with rent increases, payments in advance, bidding wars, discrimination against renters with children or who receive benefits, and the keeping of pets. Enforcement will also increase, including the doubling of the maximum penalty under a rent repayment order.
And although the provisions of the Act exempting Purpose-Built Student Accommodation (PBSA) from the assured tenancy regime will come into force on 27 December (along with the provisions removing long residential leases from the regime), it appears that the Regulations that are needed to make the PBSA exemption work will also be introduced as part of Phase 1 to take effect from 1 May 2026.
Phase 2 (introducing the Private Rented Sector Database and the PRS Landlord Ombudsman) will then start in ‘late 2026’, with Phase 3 (improving conditions in private rented homes, including Decent Homes Standard and Awaab’s Law) to follow later after further consultations.
