Renters Reform – I read up on it, so you don’t have to

The Renters’ Rights Act has officially arrived, and it’s being called the biggest shake-up in renting for a generation. Whether you’re a landlord, tenant or property professional, you’re likely hearing a lot about it and wondering what’s actually changing. Well, good news.. I’ve done the digging so you don’t have to. Here’s the clear and friendly version of what’s coming and what you need to know.

By Phoebe, Operations Director at Vita

Phase 1

The date to remember is 1 May 2026. That’s when the most significant changes become law.

From this date, Section 21 “no-fault” evictions will be abolished. That means landlords can no longer ask tenants to leave without giving a reason. If a landlord wants their property back, they’ll have to use one of the valid legal grounds, like selling or moving in themselves. This is a huge boost in security for renters and a big shift in how tenancies have worked for decades.

Also starting on 1 May, fixed-term contracts as we know them are making way for rolling periodic tenancies. Instead of signing for six or twelve months, most tenancies will continue indefinitely until either the tenant gives notice or the landlord can prove a legal reason to end it. This change creates more flexibility and confidence for tenants while ensuring landlords understand their legal position clearly.

Rent increases are also being brought under tighter control. Landlords will only be able to raise the rent once a year and only by following the proper legal process. So no surprise increases, no informal rent hikes, and definitely no squeezing in multiple increases over a short period. At the same time, rental bidding wars will be banned. The days of inviting tenants to offer above the advertised rent are coming to an end. The advertised rent is the rent.

There’s also a clear stance on fairness. Landlords will no longer be allowed to reject tenants just because they receive benefits or have children. It’s a huge step towards equality in the rental market and long overdue for so many renters who’ve been unfairly shut out. The Act also gives tenants more power to request pets in their homes, and landlords must have a valid reason if they want to refuse. We’re already seeing landlords start to adapt their policies to be more pet-friendly.

Phase 2

From late 2026 through to 2028, Phase 2 will introduce a national landlord database and a new private rented sector ombudsman. This will create more oversight and make it easier for disputes to be resolved without going to court. If you’re a landlord, this means registering your properties and being ready to operate under more official scrutiny.

Phase 3

Looking longer-term, Phase 3 will start around 2030. This includes bringing the Decent Homes Standard into the private rented sector, which is currently only enforced for social housing. Expect stronger requirements around safety, condition, and energy efficiency. That means properties will need to meet a minimum quality threshold, something all landlords should be planning for now.

What’s the takeaway?

The Renters’ Rights Act is not just more legislation. It’s a turning point. For tenants, it means more protection, more stability and a fairer platform. For landlords, it’s a moment to step up, modernise processes and make sure properties and paperwork are fully compliant. Change can feel daunting, but it also creates an opportunity to do things better and more professionally than ever.

At Vita, we’re staying one step ahead. We’ve already started helping landlords adapt their tenancy agreements and processes, and we’re preparing tenants for their new rights and responsibilities. If you’d like to talk through the changes and make a plan that works for you, we’re here and ready.