Two Weeks Left Before Renters’ Rights Act Phase 1 (May 1, 2026)

Two Weeks Left Before Renters’ Rights Act Phase 1 (May 1, 2026) – What Landlords Need to Know

By now, you may well be sick of hearing about the Renters’ Rights Act.

You have probably become immune to the headlines. You may have had a ream of emails about it. Maybe you have even intended to “sit down and go through it properly” at some point.

And hopefully, you have… but if we’re being honest, plenty of landlords haven’t got everything lined up yet.

That’s exactly who this article is for.

If you are a client of ours already, don’t worry – we have already got everything in place and sorted.

But if you self-manage your rental property or use another agent who has been eerily silent on the subject, then read on – because when it comes to this change in legislation, it is a case of ‘better safe than sorry’.

We’re now two weeks away from the first phase implementation of the new rules. Doing nothing is not a safe option.

The good news? You’ve still got time to get yourself in a solid position. But it needs to be deliberate.

First Things First: What Actually Matters Now

You don’t need a legal and that isn’t what this guide today is for.

What you need to know is what has changed in practice.

In simple terms:

Section 21 will be gone. You can no longer rely on “no-fault” routes
Almost all tenancies, bar some with very specific circumstances, will become periodic by default
Rent increases must follow a formal process
Tenants will have more confidence and legal routes to challenge issues
Property standards and documentation will come under greater scrutiny

These changes shouldn’t be cause for any panic. But it is important to tighten up, because the penalties for getting things wrong are severe..

If You’re Not Fully Sorted Yet, Focus on These Next 14 Days

This is where to put your energy right now:

1. Get Clear on Your Tenancies

Start with what you’ve already got in place.

Do you know which tenancies have rolled into periodic already?
Are your agreements fit for purpose under the new rules?
Have you been relying on old assumptions that no longer apply?

If you’re unsure on any of that, that’s your starting point. For one thing, chances are that your tenancy agreements will need rewriting or an addendum made.

2. Be Honest About Property Condition

This is the one that landlords tend to underplay.

Under the new framework, what landlords may think of as minor issues should not be put off “for later”.

Outstanding repairs?
Slow response times?
Anything that wouldn’t stand up to proper scrutiny?

Now is the time to deal with it, properly.

If your tenant raises it formally, you’re on the back foot. Deal with problems properly, thoroughly, and document the actions fully.

3. Tighten Up Your Paperwork

This is where many problems show up.

You should be able to confidently answer:

Are all safety certificates current?
Is your deposit correctly protected and documented?
Have tenants been given all prescribed information?
Could you prove all of that if asked?

The answers should all be ‘yes’, and if your answer is “I think so” to any of the above, take that as a prompt to urgently check. “I think so” can really let you down.

4. Rethink How You Handle Rent Increases

The days of informal adjustments are gone.

Now:

Increases must follow a correct legal course
They will be limited to once per year
Tenants can challenge them if they feel they’re above market rate, through a tribunal process

This doesn’t mean you can’t raise rent. It does mean it needs to be done properly.

5. Reset Communication With Your Tenants

Whether you like it or not, tenants are more empowered, and that is part of the intent behind bringing in the Act.

This does not necessarily have to be a bad thing, but it could change the dynamic.

Slow replies will frustrate
Poor communication will escalate
Small issues can become formal complaints

The best advice is to always be clear, responsive, and professional in your communication with tenants. It goes a long way here.

6. Think About Your Position as a Landlord

This is the bigger question.

If the last few months have left you thinking:

“I’m not sure I want to deal with all this…”

Don’t ignore that.

There’s no one-size-fits-all answer:

Some landlords will double down and run things properly
Some will hand over to a managing agent
Some will decide it’s time to sell

All are valid courses of action. What poses the most risk to landlords is drifting into the next few months wondering which course to take, whilst not taking action to tighten systems and processes.

A Quick Reality Check

This isn’t the end of the rental market. We are already seeing professional landlords stepping in, who see the new landscape as a real commercial opportunity.

And it can be, even for individual private rental sector landlords.

Good landlords – those who maintain their properties, communicate well, and keep things organised – will be absolutely fine.

Final Thought

If you’ve got this far and you’re thinking:

“I should probably go through everything properly…”

You’re absolutely right. Even if you’ve done it already! It doesn’t hurt to check.

You don’t need to overhaul everything overnight. But you do need to take stock and get clear on where you stand, sooner rather than later.

Because in just two weeks in, this isn’t ‘on its way’ anymore.

It’s here.