Renters' Rights Act: When will the Act become Law?

The Renters' Rights Act comes into force on 1st May 2026 and will bring a new set of rules aimed at improving the rental market for both tenants and landlords.  If you are a landlord in the Salisbury, Wilton or Warminster area, it’s important that you are prepared.

What Does This Mean for Landlords?
From 1st May 2026 all existing tenancies will automatically become Assured Periodic Tenancies even if they are in a fixed term.

From that date, the following will apply:

Abolition of section 21
Landlords will no longer be able to use section 21 of the Housing Act 1988 to recover possession. Transitional provisions will deal with any section 21 notices already served; the detail of the cut-off and any enforcement window will sit in the commencement regulations, so we’ll need to check those once published.

Move to Assured Periodic Tenancies
The vast majority of new and existing PRS tenancies will become Assured Periodic Tenancies. Fixed terms will go, and tenants will be able to remain in the property indefinitely unless the landlord can rely on a valid section 8 ground. Tenants will be able to end the tenancy by giving two months’ notice to end on the last day of a rental period.

Section 8 possession grounds
These will be reformed, with enhanced grounds for selling and moving back in, and strengthened grounds for serious/persistent rent arrears and anti-social behaviour so landlords still have routes to possession where there is a clear reason.

Section 13 rent increases – once per year only
Rent increases will be limited to once every 12 months, using the revised section 13 procedure. Landlords will need to give at least two months’ notice of any increase.

Ban on rental bidding and limits on rent in advance
Landlords and agents will not be allowed to ask for, encourage or accept more than the advertised rent, and they will not be able to request more than one month’s rent in advance.

Ban on certain types of rental discrimination
It will become unlawful to discriminate against applicants or tenants because they have children or because they receive benefits (for example “no children” or “no DSS” type policies, refusing viewings, or withholding information).

Tenants’ right to request a pet
Tenants will have a formal right to request to keep a pet. Landlords must consider the request and respond within 28 days, and if they refuse, they will need to give valid reasons.

Stronger enforcement, larger civil penalties and enhanced Rent Repayment Orders
Civil penalties will be expanded and the maximum penalty doubled. Rent Repayment Orders will be extended to superior landlords, with repeat offenders expected to receive the maximum. Local councils will also have new reporting duties and investigatory powers (some of which start from 27 December 2025).

The Government will also:
•    publish landlord guidance on Phase 1 in November 2025, alongside enforcement guidance for local councils; and launch a communications campaign for landlords from November 2025 and a campaign and guidance for tenants in April 2026. 
•    Develop a new digital end-to-end possession service, with a first release in 2026, building to a full service 18 months after Royal Assent (shown as 27 October 2025 in the roadmap).

Later phases (for context only at this stage)

Phase Two – from late 2026
Roll-out of the PRS Database (mandatory landlord registration with an annual fee)
Establishment of the PRS Landlord Ombudsman

Phase Three – dates following consultation
Extension of Awaab’s Law to the PRS
Introduction of a Decent Homes Standard for the PRS

Here’s what you can do:
1.    Check Your Agreements: Look at your tenancy agreements to make sure they meet the new rules. This could include changes to how evictions work or safety standards.
2.    Stay Informed: Keep up with updates about the Act. Knowing what’s coming will help you avoid surprises.
3.    Get Ready to Adapt: Connect with other landlords in the Salisbury, Wilton, and Warminster area to share tips and advice on how to adjust to the new rules.

Take Action Now
The Renters' Rights Act is moving forward, so it’s important to act now to avoid problems later. Here’s how you can prepare:
•    Sign up for updates from the government or landlord associations to stay in the loop
•    Talk to a legal expert to make sure your rental practices follow the new rules
•    Join local landlord groups to exchange ideas and resources

Feeling overwhelmed by the rental reform headlines? We're here to simplify it. Our blog series breaks down what landlords really need to know - minus the myths. If you're in Salisbury, Wilton, Warminster, or Amesbury and want advice tailored to you, give us a call on 01722 580059 or email info@piccoloproperty.co.uk