Renters’ Rights Act: What Happens on the Commencement Date?

Renters’ Rights Act: What Happens on the Commencement Date?

First things first: has the date been announced?

Not yet. The Commencement Date (the day the main changes take effect) hasn’t been confirmed. Current expectations point to 2026, but we’ll update you as soon as it’s set.

The big switches that change on Day One

1) Section 21 is abolished
No new Section 21 notices. To regain possession, you’ll use Section 8 grounds only.

2) All assured tenancies become periodic
No fixed terms. Existing ASTs convert to periodic tenancies aligned to the rent period.

3) Tenant notice is simpler
Tenants can give two months’ notice from day one. Notice must still end at the end of a rent period.

4) Rent rises move to Section 13 (Form 4) only
At most once per year, two months’ notice, and tenants can challenge free at the First-tier Tribunal.

5) No insisting on rent in advance
After the Act starts you cannot invite, encourage, or accept rent in advance beyond one month (after signing). Clauses requiring quarterly/termly rent won’t be enforceable for new agreements.

6) Pets: a right to request
Tenants can request a pet; you must respond within 28 days and only refuse for good reason (e.g. a superior lease ban). You can’t require pet-damage insurance as a condition.

7) Put terms in writing
You must give a written statement of tenancy terms.

8) Local authority powers expand
Councils gain stronger investigatory and civil-penalty powers for breaches.

Other important changes to have on your radar

• Updated Section 8 grounds & notice periods
• New mandatory sale ground (1A) and changes to owner/family move-in (1).
• Serious arrears (8) lifts to 3 months’ arrears at notice and at hearing; notice increases to 4 weeks.
• Narrow student HMO ground (4A) with fixed timing rules.
• No rental bidding
  You must advertise with a proposed rent and cannot invite or accept offers above it.
• Private Rented Sector Landlord Ombudsman
  Mandatory membership for private landlords. Non-compliance can lead to civil penalties and rent repayment orders.
• PRS Database (Rented Property Portal)
  Landlord and property registration will be required; failing to register can block possession routes (with limited exceptions) and attract penalties.
• Decent Homes Standard (PRS)
  A new legal duty to keep homes free of serious hazards, in reasonable repair, with modern facilities, adequate thermal comfort, and free of damp/mould.
• Awaab’s Law (to be detailed in regs)
  Will impose time-bound duties to remedy hazards like damp and mould in the PRS following consultation.
• No blanket “No DSS / No Children”
  Direct or indirect bans on benefit recipients or families will be unlawful; affordability checks remain allowed.
• End of the “AST trap” for long leases
  Long leases (7+ years) won’t be treated as assured tenancies for arrears possession.

What this means in practice (and how we’ll help)

Contracts & templates: We’ll move you to periodic agreements with the required written statement and tidy notice wording.
Possession planning: We’ll map your scenarios to the right Section 8 grounds and notice periods.
Rent reviews: We’ll schedule Section 13 cycles properly and prepare evidence packs in case of Tribunal challenge.
Pets & policies: We’ll set fair, workable pet policies (and property-care clauses) that stand up to scrutiny.
Compliance stack: We’ll manage Ombudsman membership, PRS Database registration, and Decent Homes duties as they go live.

“The rules are changing, but good management wins either way. We’ll keep you compliant, protect your income, and make sure your tenancy paperwork works on day one of the new regime.”  Lisa Bailey, Personal Economy Lettings

Next steps for landlords

• Review your current ASTs and rent-in-advance clauses.
• Update your tenancy pack (written statement, pet policy, notice wording).
• Plan Section 13 rent reviews with market evidence.
• Audit property standards for Decent Homes readiness (damp/mould, heating, hazards).

Want this done for you?
Book a Clarity Call, we can help get your portfolio commencement-ready with the right documents, notices and compliance steps start to finish.

https://personaleconomypartners.com/landing/book-a-clarity-call