The Renters Reform Bill: what landlords need to know in 2026

Inspired Management and Lettings
Jan 19
3 min read

There’s been a lot of discussion recently around the upcoming Renters Reform Bill, and we know many landlords are feeling unsure about what it will mean in practice.

Between media headlines, online forums, and conflicting opinions, it’s not always clear what’s confirmed, what’s still being consulted on, and what — for now — is speculation.

Our role as your letting agent is to keep things clear, factual, and proportionate. Below is a plain-English overview of where things currently stand and what landlords realistically need to be aware of at this stage.

When will the Renters Reform Bill come into force?

One of the most important things for landlords to understand is that the Renters Reform Bill is not being introduced all at once.

The proposed changes are expected to be phased in over a number of years. This gives landlords time to understand the new rules, review their position, and plan sensibly — rather than feeling forced into rushed decisions.

Based on current industry guidance, the key stages are expected to look like this.

Phase One – expected from May 2026

This first phase focuses primarily on changes to tenancy structure and day-to-day management, including:

The transition to periodic-only tenancies
Limits on rent in advance
A ban on rental bidding
Clearer rules around rent increases using Section 13 notices
Strengthened anti-discrimination measures
New rights for tenants in relation to pets

While these changes will affect how tenancies are managed in future, they are not immediate, and further clarification is expected before they take effect.

What does the Renters Reform Bill mean for Section 21 evictions?

One of the most talked-about elements of the Renters Reform Bill is the proposed removal of Section 21 “no-fault” evictions.

Under the planned changes, landlords would instead regain possession using specific Section 8 grounds, including new and revised grounds for situations such as selling a property or moving back into it.

It’s important for landlords to be aware that these grounds come with defined notice periods and additional tenant protections. In particular, sale or move-in grounds would not be available within the first 12 months of a tenancy.

Further guidance is expected on how these possession grounds will work in practice, and we’ll continue to update landlords as more detail becomes available.

Phase Two – expected later in 2026

This stage is expected to introduce:

A new Landlord Ombudsman
A national Private Rented Sector (PRS) Database

These measures are intended to improve consistency, transparency, and accountability across the private rented sector, rather than change how responsible landlords manage their properties day to day.

Phase Three – expected no earlier than 2035

This final phase is still some way off and is expected to include:

The Decent Homes Standard
Awaab’s Law

At this stage, no detailed guidance has been issued, and landlords do not need to take action now.

Increased powers for local authorities

From late 2025, local authorities are expected to gain additional investigatory powers where there is reason to believe housing legislation has been breached.

For landlords who already operate responsibly and keep documentation in order, this shouldn’t change much in practical terms — but it does underline the importance of staying organised and compliant.

What should landlords do now?

For most landlords, the answer is reassuringly simple:

There’s no need to panic or rush into decisions.

What is sensible is to:

Stay informed using reliable, industry-backed guidance
Understand that the Renters Reform Bill is being introduced in stages
Make sure existing compliance is up to date
Know where to turn for support if anything feels unclear

We’ve already written directly to our landlords with an overview of the proposed changes, and we’ll continue to share updates as further guidance is issued.

We’re here to help

If you’re unsure how the Renters Reform Bill might affect your property — or you’d simply like reassurance that things are in order — we’re always happy to talk it through.

Our role is to help landlords stay informed, compliant, and confident, without unnecessary stress or pressure.