Phase 1 of the Renters’ Rights Act: 1 May 2026
An overview of the first major private-renting reforms reported as taking effect on 1 May 2026, including possession, periodic tenancies, rent increases and tenant protections.
The first phase of the Renters’ Rights Act reforms changed important parts of private renting in England. This update explains the main points for tenants and why reliable records still matter when disrepair is reported.
Possession and tenancy structure
The Phase 1 update reported the end of Section 21 no-fault evictions, meaning a landlord seeking possession must rely on a valid statutory ground and follow the correct process. Grounds may include serious arrears, anti-social behaviour, sale or occupation by the landlord, subject to the applicable rules.
Most assured shorthold tenancies were reported as becoming assured periodic tenancies. A tenancy does not simply end because a fixed date has passed, while tenants can normally end a periodic tenancy by giving the required written notice.
Rent increases and upfront payments
The reforms require rent increases to follow the statutory route, with notice and frequency controls. A tenant who considers a proposed increase above the open-market level may have a tribunal route, but should check the current procedure and deadlines.
The update also describes limits on rent in advance and a ban on encouraging or accepting bids above the advertised rent. Prospective tenants should keep the advert, offer communications and any payment request.
Fair access and pets
Blanket discrimination against applicants because they have children or receive benefits was reported as prohibited, while normal affordability and referencing checks can still be carried out fairly.
Tenants also have a stronger route to request a pet. That does not guarantee approval in every case, but a landlord should consider the request and give a proper reason for any refusal.
What this means when a home is in disrepair
Tenants should continue to report defects in writing, keep photographs and retain possession or rent notices. The reforms do not remove a landlord’s repairing obligations or replace the housing-conditions claims process.
Because implementation details and exceptions matter, check the latest official information before making a tenancy decision. This article is a general summary of the reform update published by SDS, not advice on a specific notice or tenancy.
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