The MHCLG said this would offer “sufficient time for landlords and letting agents to prepare effectively and for the necessary implementing regulations to be made”. It added that stakeholders would be supported with detailed guidance and communications.
The Renters’ Rights Act came into law at the end of October, with key changes happening across the sector.
Within phase one are the abolition of Section 21 no-fault evictions, the introduction of assured periodic tenancies, reformed possessions grounds, limiting rent increases to once per year, the banning of rental bidding and rent in advance, making it illegal to discriminate against renters who have children or receive benefits, mandating landlords to consider tenants with pets, strengthening local council enforcement and rent repayment orders.
The remaining provisions will come into effect in two further phases from late 2026. This includes the introduction of its database of private rented sector properties, establishing the Landlord Ombudsman in phase two.
Phase three will focus on extending Awaab’s Law and bringing in a modernised Decent Homes Standard. The timescales for implementing these changes will be “subject to consultation”.
Aldermore Insights with Jon Cooper: Edition 4 – Budget 2025: Landlords feel the heat, brokers to steer the market
Sponsored by Aldermore
Investment in court system vital for Renters’ Rights Act success
Ben Beadle, chief executive of the National Residential Landlords Association (NRLA), said the announcement of a commencement date for these important reforms is “welcome”.
He continued: “However, a deadline alone is not enough. We have argued consistently that landlords and property businesses need at least six months from the publication of regulations to ensure the sector is properly prepared for the biggest changes it has faced for over 40 years.
“Unless the government urgently publishes all the guidance documents and written material needed to update tenancy agreements to reflect the changes to come, the plan will prove less a roadmap and more a path to inevitable failure.
“Without this, landlords, tenants, agents, councils and the courts will be left without the information required to adapt, creating utter confusion at the very moment clarity is most needed.
“Ministers also need to explain how the county court will be ready to process legitimate possession cases far more swiftly than at present. As the cross-party Justice Committee has rightly warned, the court is simply dysfunctional. Vague assurances about digitisation, without an idea of what that means in practice, are simply not good enough.”
Dr Neil Cobbold, commercial director at Reapit, said agents were “on the front line of these reforms, but the best agents are already being proactive in protecting their landlords by avoiding evictions”.
“One of the biggest causes of evictions are tenant arrears, and managing that risk starts with tenant vetting, clear automated client accounting and arrears chasing, and having the time to build relationships with tenants, so they know who to turn to if they have issues paying the rent.
“But if these measures fail and an eviction is necessary, we need speedy action from the government to address worsening court delays. When landlords cannot regain possession quickly, it creates financial strain and reduces their confidence in the rental market. Longer timelines also affect tenants who may be stuck in unsuitable situations,” he said.
Cobbold warned that with the Renters’ Rights Act being implemented from May next year, there will be more eviction cases in court, as Section 21 will no longer be an option.
“Agents, landlords and tenants need confidence that the system can handle this, which requires urgent investment in court capacity,” he said.
David Smith, property litigation partner at London law firm Spector Constant & Williams, said: “This will put agents under an immense amount of pressure to get everything done, ready for the start date. As the government does not intend to give details of what needs to be in tenancy agreements until early in 2026, there will be very little time to prepare paperwork, train staff and update systems.”
Scott Goldstein, property disputes partner from leading law firm Payne Hicks Beach, added that there is a “lot of work to do before the first raft of reforms is introduced in May”.
He continued: “The government says it will produce information sheets notifying tenants of their new rights. Landlords and managing agents will have to give their tenants these information sheets by no later than 1 April.
“These regulations will apply to oral tenancies as well as written ones, representing a trap for the unwary. Penalties for non-compliance include a fine of up to £7,000, and possibly criminal liability. It is critical that landlords and agents are up to speed with these changes.”
