What’s changing from 1 May 2026?

• End of section 21 ‘no fault’ evictions – landlords in the PRS will no longer be able to use Section 21 of the Housing Act 1988 to evict their tenants.
• Introduction of Assured Periodic Tenancies in the PRS – the vast majority of existing tenancies, and any new tenancies commenced past this date, will become Assured Periodic Tenancies.
• Reformed possession grounds – landlords will only be able to evict a tenant where they give a valid reason under a Section 8 notice. Possession grounds will be extended to make it easier for landlords to evict tenants who commit anti-social behaviour, or who are in serious persistent rent arrears.
• Rent increases will be limited to once per year - landlords will have to follow the revised section 13 procedure and provide the tenant with a notice detailing the proposed rent increase at least two months before it is due to take effect.
• Rental Bidding and Rent in Advance will be banned - landlords and letting agents will not be able to ask for, encourage, or accept an offer that is higher than the advertised rent. Landlords and agents will also not be able to request more than one month’s rent in advance.
• It will be become illegal for landlords to discriminate against renters who have children or receive benefits – landlords and letting agents will not be able to do anything to make a tenant less likely to rent a property (or prevent them from renting it) because they have children or receive benefits. This includes withholding information about a property (including its availability), stopping someone from viewing it, or refusing to grant a tenancy.
• Landlords must consider tenants requests to have a pet – landlords will have an initial 28 days to consider their tenant’s request, and they will have to provide valid reasons if they refuse it.
• Local authority enforcement powers and rent repayment orders will be strengthened – civil penalties will be expanded, and there will be a new requirement for local councils to report on enforcement activity. Rent repayment orders will be extended to superior landlords, the maximum penalty will be doubled, and repeat offenders required to pay the maximum amount. 

What’s changing from late 2026?

• Regional rollout of the Private Rented Database for landlords and local councils - Signing up to the PRS Database will be mandatory for all PRS landlords and they will be required to pay an annual fee which will be confirmed closer to launch.
• Introduction of the Private Rented Ombudsman - The Ombudsman will provide a redress service for private rented sector tenants when things go wrong. It will also support landlords with tools, guidance and training on handling complaints from tenants early. The Ombudsman scheme will be mandatory for PRS landlords. Landlords will be required to fund the service through a fair and proportionate charging model, confirmed closer to launch.

What’s changing in phase 3?

• Introduction of a Decent Homes Standard to the PRS – This will ensure that all PRS properties meet a minimum standard of housing quality and provide local councils with powers to take enforcement action if PRS properties fail to meet it.
• Extend Awaab’s Law to the PRS – setting clear legally enforceable timeframes within which PRS landlords must make homes safe where they contain serious hazards. This will empower tenants to challenge dangerous conditions in their homes.

• Review your property portfolio and identify areas needing upgrades or compliance adjustments.
• Update your tenancy agreements in line with the new regulations, as soon as the information is available.
• Develop a clear record-keeping system to track compliance and avoid penalties.
• Engage with professional landlord associations to stay informed and receive guidance.
• Keep an eye on your local authority website and try the free DASH e-learning course.

• Familiarise yourself with the new possession grounds to understand when and how you can lawfully regain possession.
• Keep clear records if you plan to sell, refurbish, or move into a property to support any future possession claims.
• Improve tenant communication. A strong landlord-tenant relationship will help reduce disputes.

• Gather essential documents ahead of time, including: gas safety certificate, energy performance certificate (EPC), electrical installation condition report (EICR).
• Ensure your records are up to date, as missing documents could lead to compliance issues.
• Ensure all your property certificates and documents are easily accessible and in one central place.
• Ensure you have a robust system in place to ensure you do not miss any key deadlines.

• Inspect your properties, either yourself or with a professional, to identify and fix potential hazards.
• Budget for necessary repairs, as non-compliance could lead to fines.
• Respond to tenant repair requests promptly, ensuring you meet the new legal timeframes.
• Ensure you have a clear process in place for communicating with your tenants.
• Ensure your tenants know how to contact you should they have a problem (make a clear plan for when you go on holiday or have any unexpected absences i.e. sickness).

• Set up a rent review calendar and plan rent adjustments in a structured way.
• Ensure rent increases are based on market conditions to avoid disputes.
• Keep clear records of rent charges and justifications.
• Do your research – get to know your local market.

• Sign up for the Ombudsman Scheme as son as it’s available – it will be mandatory.
• Keep detailed records of maintenance requests and tenant interactions to help resolve disputes.
• Focus on clear communication with tenants to prevent conflicts before they escalate.

• Create a fair and transparent pet policy, balancing tenant need, property upkeep, and proper suitability.

• Review your tenant screening process – ensure it complies with non-discriminatory rules.
• Focus on affordability, references, and credit history when assessing applications.
• Remove any outdated policies that might unintentionally exclude certain groups.
• If you are using an agent, ensure they are following the guidance on your behalf.

• Stay informed on local council regulations, as enforcement will be stricter.
• Conduct regular property inspections to ensure ongoing compliance.
• Engage with local authorities proactively to stay ahead of any new requirements.