Background
The Renters Rights Act 2025 is about making sure that tenants, in particular those renting from private landlords have “greater security and stability so they can stay in their homes for longer, build lives in their communities, and avoid the risk of homelessness”.
The changes made by the Renters’ Rights Act on the 1st May 2026 primarily affect the private rented sector in England but also apply to supported housing, depending on the landlord and accommodation type. Social housing tenancies provided by private registered providers (PRPSH) remain mainly subject to the existing social housing regulatory framework. The key reforms made by Chapter 1, Part 1 RRA: ending the use of assured shorthold tenancies, amending the grounds for possession, etc, will not apply to social housing assured tenancies until 2027.
The Act does not apply to licences or prevent landlords from issuing them. It should be noted that landlords cannot ‘choose’ whether to issue a license or a tenancy. If the tenant(s) occupation of the property meets the requirements of an assured tenancy then the Renters Rights Act will apply.
The Act is clear that Supported Accommodation needs to be treated differently from general needs housing, and makes provision for shorter notice periods for possession and sets out under what circumstances notice can be given specifically for supported accommodation, including where there is no longer a need for support, where support no longer meets a tenants need, where funding for support has ended and when a person is not engaging with support.
A category for “Stepping Stone” accommodation has also been created for accommodation which is specifically for a transitional period helping people to move to independence.
Detailed guidance is awaited, but an initial "Guide to the Renters Rights Act" has been published.
The Act will come into force from 1st May 2026, in 3 phases.
Phase 1 (from 1st May 2026) will:
- abolish section 21 ‘no fault’ evictions
- introduce Assured Periodic Tenancies in the private rented sector (PRS)
- reform possession grounds in the PRS so they are fair for both parties
- limit rent increases to once a year in the PRS
- ban rental bidding and rent in advance
- make it illegal to discriminate against renters who have children or receive benefits
- require landlords in the PRS to consider tenant requests to rent with a pet
- strengthen both local council enforcement and rent repayment orders
Phase 2: From late 2026
- introduce the PRS Database and PRS Landlord Ombudsman in 2 phases regionally (areas and dates have not yet been confirmed).
- Abolition of section 21 and tenancy reforms will be rolled out to the social rented sector.
Phase 3: Dates to be agreed following consultation
- Decent Homes Standard (DHS) will apply to the PRS for the first time.
- Awaab’s Law will be extended to the PRS
Implications for homelessness supported accommodation providers:
- Existing processes may not meet the requirements of the act. It is likely that more detailed notices will need to be served, setting out the evidence for ending the tenancy, even under the provisions for supported accommodation.
- Rent increases require 2-months notice. This may mean supported housing providers need to agree rent and service charges with Housing Benefit departments earlier in order to give the 2-months notice needed.
- Many supported housing providers have a mix of Assured Shorthold Tenancies (AST), which will convert to Assured Period Tenancies (APT) and licences, depending on the type of accommodation. Broadly tenancies should be used where the property is self-contained, and licences when accommodation has shared facilities. However, some providers may still be using licences where accommodation is self-contained and it important that providers check they are using the correct legal occupancy agreements.
- It is likely that supported housing providers will have to sign up to the PRS Landlord Ombudsman. However it is unclear, given the upcoming Supported Housing (Regulatory Oversight) Act provisions, if providers will also need to ensure their properties are on the new the PRS Database.
- Evidencing Decent Homes Standards and compliance with Awaabs Law.
There may be other implications once the detailed guidance is released, and Homeless Link will continue to update this page as guidance and timescales are announced.
