Landlord Companion

England landlord guide · checked 16 October 2026

Renters’ Rights Act: what small landlords need to do

The main tenancy reforms have applied in England since 1 May 2026. This guide separates the rules already in force from changes still being introduced, then turns them into manageable record-keeping steps.

In force

Core tenancy reform

Assured periodic tenancies, the end of section 21, revised possession grounds, the section 13 rent process, rental-bidding rules, discrimination protections and pet requests.

In force from 1 May 2026.

Next phases

Database, ombudsman and standards

The government roadmap schedules a regional PRS Database rollout from late 2026, mandatory ombudsman membership in 2028, and later housing-standard measures subject to further steps.

Dates and details can change. Follow GOV.UK updates.

The five changes to put into your routine

03 · Possession

Possession after section 21

Understand why a ground, the correct notice and accurate evidence matter before taking action.

05 · Roadmap

What happens next

What is known about the PRS Database, Landlord Ombudsman, Awaab’s Law and the Decent Homes Standard.

Start with a ten-minute file check

  1. Open one property record and identify the current tenancy and all named tenants.
  2. Confirm that the tenancy terms, deposit information and Renters’ Rights Act information are recorded.
  3. Check certificate files, dates, repairs and tenant requests against the source documents.
  4. Repeat for every property. Do not treat one complete property as evidence that the whole portfolio is complete.

Official sources

Legal guidance changes. Sources and page content last checked 16 October 2026.