Issue 3
The Renters' Rights Act: the official roadmap
Last night the Government released its official roadmap for the Renters' Rights Act 2025, including when each phase will take effect. There's already a lot of noise and confusion online, so here is a clear breakdown of what actually matters for you and how we are preparing on your behalf.
Key Headlines
Phase 1 begins on 1 May 2026
From this date:
- Section 21 will end, no new Section 21s can be served after 1 May 2026. (Any already issued remain valid until expiry or the tenant moves out.)
- All existing and new tenancies automatically convert to periodic.
- Fixed-term ASTs will no longer exist.
- New caps on rent in advance.
- Ban on rental bidding.
- Rent increases must use the updated Section 13 process.
- Strengthened anti-discrimination rules.
- Clearer rules and rights around pets.
- Mandatory written "information sheet" for all tenancies, produced by the Government.
(You do not need to reissue existing agreements.)
Phase 2 (Late 2026)
From this date:
- PRS Database
- Landlord Ombudsman
- Future Decent Homes Standard & Awaab's Law
What we're doing to prepare (so you don't have to)
We know legal changes can feel overwhelming, so we want to reassure you that we are already working through all the upcoming requirements and adjusting our processes where needed.
Here's what we are doing:
✓ Reviewing and updating all tenancy documentation
We will refresh agreements, onboarding paperwork and templates as soon as the Government releases the exact wording for the new written statements.
✓ Updating our internal policies
Including:
- Rent increase processes
- Tenancy start procedures
- Pet request handling
- Anti-discrimination compliance
- Notice and possession procedures
- Record-keeping and data requirements
✓ Preparing COHO workflows and system changes
We're working closely with COHO to ensure a smooth transition when:
- All tenancies convert to periodic
- Section 21 is removed
- New rent rules apply
- PRS Database and Ombudsman requirements go live
✓ Training & guidance for all team members
Everyone who handles your properties will follow the new rules from day one.
✓ Monitoring all guidance as it's released
Secondary legislation and detailed instructions will be published throughout 2025 to 2026. We will interpret everything into clear, plain-English actions for you.
Our job is to keep your properties compliant, tenants well-managed, and you fully informed.
Do you need to do anything right now?
No. Nothing at all.
Current rules continue to apply until 1 May 2026.
If any of your properties require a decision, update, or action from you personally, we will contact you directly with simple, step-by-step guidance.
Otherwise, we will manage the transition for you.
Transitional rules
(Important if you're considering notices)
If you have already served a Section 21 notice:
"Any Section 21 served before 1 May 2026 remains valid for six months or until the tenant leaves."
If you have not served one before 1 May 2026, Section 21 will no longer be an option.
From then on, all possession must be via the updated statutory grounds.
If you are considering future plans (sale, refurbishment, or recovering a property), please speak to us so we can advise on the best approach ahead of the changes.
Additional resources
A very clear, practical explanation by Julie Ford & COHO is available here:
Read Julie's article here:
https://coho.life/latest-news/the-renters-rights-act-explained-what-property-managers-need-to-know/