Landlords are in the final run-up to the first phase of the Renters’ Rights Act.

Tenancy agreements, processes and documentation should be reviewed ahead of the new system. It’s also worth landlords sense-checking their rental income and addressing any tenant issues before the new rules come into force.

Check in ahead of any refinancing decisions – particularly where landlords want to raise funds or review affordability before the new system beds in – and signpost clients to the government’s implementation roadmap.

From 1 May, Section 21 ‘no-fault’ evictions will be abolished. This makes 30 April 2026 the last opportunity to serve a Section 21 notice, allowing for notice periods and potential court action.

After this point, all possession cases must rely on the reformed Section 8 grounds.

From 1 May 2026, the new tenancy system begins, marking the biggest shift for landlords.

Section 21 is abolished, all tenancies move to a periodic structure, and rent increases are limited to once per year using the statutory Section 13 process. New rules also apply around rent in advance, bidding practices and tenant protections.

The government’s guidance for landlords and lettings agents gives a clear and thorough overview.

By the end of May, landlords must have provided all existing tenants with the Renters’ Rights Act information sheet.

It’s a straightforward requirement, but one that could easily be missed among wider changes.

Any possession claims relying on Section 21 notices served before May must be in the courts by 31 July 2026, as confirmed in the government guidance.

The first quarterly deadline under Making Tax Digital falls in August 2026 for landlords with income over £50,000, following the regime going live in April.

From this point, some landlords will need to submit regular updates throughout the year rather than a single annual return.

The next phase of the reforms introduces a Private Landlord Ombudsman and a Private Rented Sector database. There isn’t a fixed date, but it’s expected towards the end of this year, with the database coming first.

Landlords will be required to pay a fee to register themselves and their properties on the database and make sure key compliance documents (such as EPC and gas safety certificates) are up to date and accessible.

The ombudsman will follow, providing a redress service for tenants and support for landlords handling complaints. The scheme will be mandatory and funded by landlords.

Alongside tenancy reform, the way energy efficiency is measured is expected to change, with a new EPC methodology introduced.

While timelines are still being confirmed, this creates some uncertainty around how properties will be assessed in future, and whether improvements made today will align with new standards. However, EPCs will remain valid for 10 years, including those issued under the current system, so properties will not need to be reassessed immediately when the new framework is introduced, even though ratings may be calculated differently in future.

Signpost clients to Reforms to the Energy Performance of Buildings regime – GOV.UK for more information.

From April 2027, the threshold for Making Tax Digital reduces from £50,000 to £30,000, bringing a wider group of landlords into the regime.

From April 2028, the threshold for Making Tax Digital is expected to reduce again, this time to £20,000, bringing an even wider group into the system, including smaller-scale landlords.

The government has proposed that all private rented properties must meet a minimum EPC rating of C by 2030.

Many landlords are likely to need to invest in improvements over the next few years, with some facing significant costs.

At the same time, lots of your buy-to-let clients are likely to be on five-year fixed rates to help with affordability and stress-testing. Locking into a new five-year deal without considering future costs, such as energy-efficient home improvements, could limit their options later if additional borrowing is needed. Raising capital when their mortgage next renews could be a smart move.

The Renters’ Rights Act will be in the news a lot over the next month, as some of the biggest changes come into effect.

But the reforms are far from a ‘one-and-done’ change and will take years to fully bed in, alongside tax changes and future energy standards.

Share this timeline with your clients, and help them understand how these changes link to their borrowing decisions, such as refinancing, raising capital, expanding their portfolio, or even exiting the market.

Getting those decisions right early can make a huge difference to the success of their investment.

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