Renters’ Rights Act: Key Phase 1 Dates

Changes to the private rental landscape are coming fast, and landlords must be prepared. Phase 1 of the Renters’ Rights Act came into effect on 1 May 2026, marking the start of major reforms.

Phase 1 has introduced new rules that fundamentally affect how landlords manage tenancies and eviction proceedings, including the ban on ‘no-fault’ evictions under Section 21 of the Housing Act 1988. For landlords who relied on Section 21 as their primary route to possession, the transition window is closing fast and the consequences of inaction are serious.

The dates below outline the primary milestones during the Phase 1 transition period. Some of these deadlines have already passed, but critical dates remain. Landlords should treat all outstanding deadlines as firm, there is no indication that extensions or grace periods will be granted.

Landlords who plan to rely on Section 21 notices served before 1 May 2026 must ensure these deadlines are met. Notices served outside the transition window may no longer be enforceable.

What Do You Need To Do Now?

If you are considering seeking possession of a property, you should assess whether a Section 21 notice was served before 1 May 2026 and, if so, whether court proceedings can realistically be issued before 31 July 2026. If no notice was served before the deadline, Section 21 is no longer available to you and you will need to consider whether you have grounds for possession under Section 8 of the Housing Act 1988.

If you have tenants on fixed-term assured shorthold tenancies, you should review those agreements now. The move to periodic tenancies means that, going forward, tenants will have the right to end their tenancy by giving notice at any time. Landlords cannot prevent this. Understanding which tenancies will automatically convert and on what terms is essential for financial planning and portfolio management.

If you have not yet provided the government Information Sheet to your tenants, the deadline of 31 May 2026 has now passed and you should do so without further delay. Failure to comply with the prescribed information requirements may affect your ability to serve valid notices or rely on certain grounds for possession. This requirement applies to all existing tenancies, not only new ones.

If you intend to increase rent, you should familiarise yourself with the new statutory framework for rent increases, which limits increases to once per year and requires the use of a prescribed notice procedure. Any attempt to increase rent outside this framework may be challenged by the tenant through the First-tier Tribunal.

Rental bidding wars, where prospective tenants are invited or encouraged to offer above the advertised rent, will also be prohibited. Landlords must advertise a fixed asking rent and cannot accept or solicit offers above that figure. Penalties for non-compliance are expected to be enforced through local authority trading standards.

What Happens If You Miss the Deadlines?

The consequences of missing the Phase 1 deadlines are significant and, in most cases, irreversible.

If you did not serve a Section 21 notice before 1 May 2026, that route to possession is now permanently closed to you. Section 21 has been abolished, and no new notices can be served regardless of when the tenancy was granted. Your only route to possession will be under Section 8, which requires you to establish one or more of the statutory grounds.

If you served a Section 21 notice before 1 May 2026 but fail to issue court proceedings by 31 July 2026, the notice will lapse. You will not be able to rely on it, and you will not be able to serve a fresh one. Again, you will be confined to Section 8 grounds.

If you have not provided the government Information Sheet (the deadline for which was 31 May 2026), you risk being unable to rely on certain grounds for possession until you have complied. The precise consequences will depend on the ground relied upon and the circumstances of the case, but non-compliance creates an avoidable vulnerability in any possession claim.

Landlords who have missed deadlines should seek legal advice promptly. In some cases, alternative routes to possession may still be available, but these will require careful assessment of the facts and the applicable grounds.

What Else Will Change?

Phase 1 is only the beginning. The government has indicated that further phases of implementation will follow, introducing additional reforms including the establishment of a new Private Rented Sector Ombudsman, a national landlord register, and enhanced local authority enforcement powers. The Decent Homes Standard, currently applicable only to social housing, is also expected to be extended to the private rented sector.

Landlords should anticipate that the regulatory environment will continue to tighten over the coming months and years. Maintaining compliant tenancy documentation, keeping accurate records of property condition, and staying informed of legislative developments will be essential.

Helix Law Supports Landlords During the Transition

At Helix Law, our expert property litigation team works with landlords to regain possession of property across England and Wales. From reviewing tenancy documents and advising on the correct grounds for possession, to issuing proceedings and organising bailiffs, we manage every phase of the eviction process.

Whether you need urgent advice on meeting the Phase 1 deadlines, guidance on transitioning to Section 8 grounds, or a full review of your tenancy arrangements in light of the new legislation, our team is here to assist.

Sign up for updates on the Renters’ Rights Act, and learn more about the new legislation and what it means for landlords.