First change applies from December 27th 2025:

Increased investigatory rights for local authorities. So, the IOW County Council will be able to inspect rented properties, ask to see documents and data held about a tenancy.

Phase 1 – 1 May 2026
Tenancy reforms apply
This affects: The permitted length of a tenancy; How a tenancy can be ended; How the rent can be increased; Discrimination against tenants with children, pets and those in receipt of benefits. 

Phase 2 – late 2026
Introduction of a Landlord Database and Ombudsman
Registration on these new schemes will be mandatory for all landlords.

Phase 3 – Future legislation including: Raising the EPC minimum, Decent Homes Standards, Awaab’s Law (not before 2030)

Phase 1

From 1st May the following changes apply to all existing tenancies as well as new ones.

ENDING A TENANCY

So-called ‘no-fault’ 2 month notice or ‘Section 21’ can no longer be used.

Landlords will only be able to end a tenancy via the legal Section 8 process, stating a valid ‘ground’ or reason.

The notice period you must give will double, from two to four months and you can’t evict the tenant within the first 12 months of a new tenancy.

Common reasons to end a tenancy include:

• if you decide to sell the property, or
• if you are wanting to move into the property yourself.

These are classified as ‘mandatory’ grounds for granting possession.

However, you will not be able to re-let the property for 12 months after the expiry of the 4 month notice period.

Another mandatory reason to end a tenancy is if a tenant has at least three months in rent arrears or has engaged in criminal activity.

There are also ‘discretionary’ reasons to end a tenancy which relate to the tenant breaching some part of the tenancy agreement This includes: causing damage to your property; anti-social behaviour.

Proof will be required for every possession claim. Evidence will be required to support the claim and legal advice sought.
Although the actual Section 8 process has yet to be defined, if your tenant does not want to vacate and contests the Section 8 notice, eviction will require a formal court hearing.

Thinking of selling or holiday letting?

You will not legally be able to re-let the property for 16 months from the moment notice is served (the 4 month mandatory minimum notice period, plus a further 12 months).

During this time, the property cannot be marketed for let or rented out in any form, including on licence or as a holiday let. This applies even if you are unable to sell or change your mind.

NO MORE FIXED-TERM TENANCIES

All current and future Assured Shorthold Tenancy agreements will be replaced with periodic tenancy agreements. There will be no more fixed terms or ‘break clauses’.

This means all tenancies will be ‘rolling’ periodic and tenants can remain in their rented homes until they decide to end the tenancy by giving 2 months’ notice.

Tenants can give two months’ notice at any point from the start of the tenancy. Landlords cannot request any long-term commitment from tenants.

Collecting rent in advance

Also, only one month’s rent can be taken in advance for the first month. Thereafter, the tenant can volunteer to pay more than one month’s rent (in advance) but a landlord cannot ask them to do this.

INCREASING RENTS

Rent increases can only be carried out by issuing a statutory notice (Section 13, currently Form 4). These can only be served once in any 12-month period, giving the tenants two months’ notice of the increase.

Any previous rent review clauses in an existing tenancy agreement will become unenforceable.
The new rent must be in line with current market rates. A fair rent increase should be based on the marketing of similar properties.

A tenant can challenge an increase, which many then go to Tribunal. Even if the new rent is deemed to be fair and valid, the increase will only take effect from the date of the ruling and cannot be backdated.

PETS AND DISCRIMINATION OF TENANTS

From 1st May a tenant will have the right to request permission from the landlord to keep a pet. All requests to keep a pet must be made in writing to the landlord.

Landlords will have to provide good reasons for denying these requests and will have 28 days to refuse a written request. Restrictions in a property lease; allergies; or ‘suitability’ of the property can all be valid reasons.
Tenants in receipt of benefits or with children cannot be discriminated against.

FINANCIAL PENALTIES FOR NON-COMPLIANCE

All local authorities will be able penalise non-compliant landlords without having to take them to court. If your property is ‘unsafe’ or you do not follow the new legislation, you may incur ‘civil penalties’ of up to £40,000.

Councils can issue fines directly without a court order.

Phase 2

PRS PORTAL REGISTRATION AND THE LANDLORD OMBUDSMAN

Later in 2026 all landlords will have to register on a new Private Rented Sector (PRS) Database along with details of their rental properties.

A new Ombudsman scheme is also planned to manage complaints and disputes with tenants. It will be mandatory for all landlords to join.

Local authorities will be able to charge civil penalties for non-compliance.

Phase 3

EPC RATING AND DECENT HOMES STANDARD

From 2030 It is proposed that rental properties will have to meet a minimum energy performance rating of ‘C’ in the future.

From 2035 additional legislation is planned to include a new ‘Decent Homes Standard’ designed to ensure a property is ‘fit for human habitation’ and in a ‘reasonable state of repair’. This will include rules around keeping properties free from damp and mould. The rules known as Awaab’s Law are likely to apply to the private sector.