Overview
- Phase one from 1 May 2026 abolishes Section 21, replaces fixed terms with rolling tenancies, limits rent rises to once a year, outlaws bidding wars, caps upfront rent to one month, strengthens pet rights, and bans discrimination against tenants with children or on benefits.
- Officials say landlords will retain strengthened grounds to regain homes for reasons such as selling, rent arrears or anti-social behaviour, and those evicting to move in themselves face a 12‑month no‑relet period.
- Transitional arrangements mean existing Section 21 cases lodged before 1 May continue, with landlords reportedly able to start old‑route claims until 31 July before switching to the new grounds.
- Phase two in late 2026 introduces a private landlord ombudsman and a national landlord database, with a later phase to raise housing standards after further work.
- Councils receive £18 million this year plus new powers to inspect, demand information, levy fines up to £40,000 for serious or repeat breaches, and seek rent repayment orders, while landlord groups urge rapid, detailed guidance and court readiness.