Renters Reform Bill – Preparing for implementation in a two phase process

The Government will do the Renters Reform Bill in three different phases. These will be as follows;

Phase One

From the 1^st May 2026

1. Abolish Section 2

Landlords will not be able to use a section 21 after this date so if you do wish to serve it, you need to serve it beforehand.

1. Introduce assured periodic tenancies

The vast majority of tenancies will be on a month to month basis. The tenants will be able to stay as long as they want or until the landlord serves a valid section 8 notice. Tenants will be able to end their tenancies by giving two months notice.

1. Reform possession grounds

Landlords will only be able to evict tenants if they have a valid reason. Possession grounds will be extended to make it easier for landlords to evict tenants who commit to anti-social behaviour, or persist in serious rent arrears.

1. Limit rent increases to once a year

Landlords will have to follow a revised section 13 procedure. Provide the tenants with details of proposed rent, increase at least two months before it is due to take effect. There then will be an opportunity for the tenant to refer it to a tribunal who will then make a decision. Please see our other articles on this.

1. Ban rental bidding and rent in advance

You will not be asked or encouraged to accept a higher offer of rent and be able to request more than one months rent in advance.

1. Make it illegal to discriminate 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 because they receive benefits. This includes with holding information about a property, stopping someone from viewing it or refusing to grant a tenancy.

1. Require landlords to consider tenants request for a pet

Landlords have an initial 28 days to consider their tenants request and they will have to give valid reasons to refuse it.

1. Strengthen both local council enforcement and rent repayment orders

These will enforce and report on enforcement activity. Rent repayment orders will be extended to superior landlords and the maximum penalties doubled. However, councils already have these powers from the 27^th December 2025.

Phase Two

from late 2026

2026. A regional rollout of the landlord and local council database will begin in late 2026.

2027. All landlords will be required to sign up to a mandatory redress scheme and pay an annual fee, to be confirmed closer to launch.

2028. Regulations will set out landlord registration, fee payments, and required information, including contact details, property details, and safety certificates (electrical, gas, and EPC).

2029. The database will later be expanded to allow public access and data sharing, enabling full landlord registration.

2030. A landlord ombudsman will be introduced to provide redress, guidance, and training for the private rented sector.

2031. The ombudsman will be implemented after the database is introduced.

2032. Development of the ombudsman will take place in two stages:

      • Stage one (12–18 months before implementation): the Secretary of State will appoint an administrator.

      • Stage two: landlords must join the service, with full participation expected by 2028.

Phase Three

Decent home standards

Decent home standards are already in place and will ensure that a minimum standard of housing quality and provide local council powers to make enforcement. Further consultation will take place to include increase in the EPCs by 2030.

Worried about the Renters Reform Bill and the changes? Don’t have a guarantor or a rent guarantee scheme? Contact us to find out what you need to do in order to obtain one. Call us on 01273 827090 or click here.