Royal Assent Has Been Granted
The Renters' Rights Bill — the legislation that abolishes Section 21, introduces the Decent Homes Standard to private renting, establishes the PRS Database and Ombudsman, and introduces a raft of other changes — has officially cleared Parliament and received Royal Assent.
This is not a draft or a consultation. This is the law. The question for landlords and letting agents is no longer whether to prepare — it is how quickly.
What Is Already in Force
Some elements of the Act are already in effect following Royal Assent:
- Rental bidding ban — landlords and agents can no longer invite or accept offers above the advertised rent
- Initial tenancy deposit cap — the 5 weeks' rent cap on deposits is now cemented in statute
- Holding deposit rules — strengthened provisions around what landlords can and cannot do with holding deposits
What Comes Into Force in Q1–Q2 2026
The government has confirmed that the following provisions are expected to take effect from 1 May 2026:
- Abolition of Section 21 — all tenancies become periodic (rolling), and landlords must use updated Section 8 grounds for possession
- Decent Homes Standard — private rented properties must meet the same standard as social housing
- New possession grounds — including grounds for landlord wanting to sell or move in a family member
- Rent increase provisions — once per year maximum, via formal Section 13 notice, with strengthened right to challenge at tribunal
What Is Being Built Now (PRS Database and Ombudsman)
The infrastructure for the PRS Database and the Landlord Ombudsman is being developed. The government's intention is for registration requirements to be introduced on a phased basis, with existing landlords given a window to register before enforcement begins.
Watch for announcements on:
- When the PRS Database opens for registration
- When Ombudsman membership becomes mandatory
- The registration fee structure for landlords
What Landlords Must Do Now
The window to prepare is Q1 2026. Practical priorities:
- Ensure all safety certificates (Gas Safety, EICR, EPC) are valid and correctly served on tenants
- Review tenancy agreements for compliance with the new regime
- Prepare for the switch from fixed-term to periodic tenancies
- Monitor government announcements on PRS Database registration
- Set up or review your systems for ongoing compliance
What Letting Agents Must Do Now
- Update your processes for periodic tenancies and the new Section 8 grounds
- Ensure you are only acting for landlords who will be able to register on the PRS Database
- Review your documentation and audit trail processes
- Plan for increased administrative demand from the new possession regime
- Implement or upgrade compliance tracking systems
Stay Updated with Symple
Symple will continue to publish updates as the implementation of the Renters' Rights Act progresses. Subscribe to our newsletter to be the first to know about key dates, compliance requirements, and practical guidance.
And if you need help getting your certificates in order before May 2026, book through Symple today. On-time guarantee included.