Overview
- Phase 1 begins on 1 May 2026, abolishing Section 21 evictions and replacing fixed terms with assured periodic tenancies in which tenants can end agreements with notice.
- From the start date, landlords may raise rent only once a year via a section 13 notice with two months’ warning, rental bidding wars are banned, and upfront payments are capped at one month’s rent.
- It will be illegal to refuse tenants because they have children or receive benefits, unreasonable refusals of pet requests are barred, and landlords who evict to move in face a 12‑month re‑let ban.
- Local councils will enforce the rules with new powers and fines up to £7,000, rising to £40,000 for repeat or serious offences, and the government has published guidance to help the sector prepare.
- Transitional rules allow existing Section 21 cases to proceed if filed before 1 May, with landlords required to start court action by 31 July 2026 or use the new grounds; Phase 2 in late 2026 adds a landlord ombudsman and national database, with further housing standards to follow.