The Renters’ Rights Act is now live: Phase 1 recap

The Renters’ Rights Act has officially reached Phase 1.

It marks the biggest shift the private rented sector has seen in decades, and understandably it has been a major focus for landlords across North London over the past few months.

Behind the scenes, we have been working closely with our landlords to prepare for this moment, from one-to-one conversations through to our recent webinar on 23 April, where over 550 landlords joined us to understand what is changing, what actually matters, and where to focus next.

If you have not watched it yet, it is worth your time: 

Watch: The Calm, Practical Plan Before May 2026

For those looking for a clear refresher, here are the headline changes now that Phase 1 is in effect.  

Tenant Information Sheet: what needs to be sent and when  

This is one of the most immediate actions for landlords.  If you have an existing tenancy (created before 1 May 2026) with written terms, you must provide the Tenant Information Sheet by 31 May 2026.  

For any new tenancies from 1 May onwards, the focus shifts slightly. 

• ensure your tenancy agreements reflect the new structure
• provide the updated written information alongside the tenancy

You can read the government guidance here. 

Tenancy structure: no more fixed terms 

From today, traditional fixed-term ASTs are no longer the default structure.

Tenancies now move to periodic agreements from day one, meaning:

• there is no fixed end date
• tenants can serve notice with two months’ notice

Section 21 has been removed  

Section 21 has now been abolished.

Landlords will need to rely on Section 8 notice to regain possession.

That includes grounds such as:

• selling the property
• moving back in
• rent arrears
• anti-social behaviour

Possession is still possible, but it now comes down to using the correct ground and following the right process. Read more about regaining possession under section 8 in our guide here.

Rent increases: now through Section 13 only

 All rent increases must now be done via Section 13 notice.

• Once per year
• Minimum two months’ notice
• Must reflect market rent

Tenants can challenge increases if they believe they are above market level, and any agreed change applies from the decision date. Rent is not back dated. 

This makes pricing discipline more important than ever.  

Market rules: tighter and more transparent

There are now clear rules around how tenancies are agreed:

• Rental bidding is no longer allowed
• You can only accept the advertised rent
• Rent in advance is limited to one month, payable after signing

This shifts the focus onto getting the price and positioning right from day one.

Pets and discrimination: more structure in decision making   

Tenants now have the right to request a pet, with a defined process and response timeframe.

At the same time, landlords can no longer refuse tenants simply because they:

• have children
• receive benefits

There is still room for justified decisions, but they need to be reasonable and clearly evidenced.

What this means for landlords

Phase 1 is not about removing opportunity, it’s about tightening process.

The landlords who will navigate this best are the ones who:

• get pricing right from the start
• keep their documentation clean and up to date
• understand how the rules apply and what their obligations are 

If you want help making sure your tenancies and documents align with the new rules you can book a 15-minute call with our RRA specialist Adam Ray.