After years of anticipation, the first phase of the Renters’ Rights Act finally came into effect on 1st May. This is the biggest shake-up the Private Rented Sector has seen in decades.
In other news, a new Energy Independence Bill was announced in the King’s Speech on 13th May, and the Government confirmed that councils will use the upcoming PRS Database to support enforcement actions against rogue landlords.
Before we get into that, let’s check in on the May performance data for the English rental market.
Rental market performance in May 2026
Here’s what happened in the English rental market last month:
- The average monthly price for a rental property rose 0.5% from £1,205 in April to £1,211 in May
- May’s average rent of £1,211 is up 1.7% compared to 2025 figures (£1,191)
- The base interest rate in the UK remained at 3.75%
Phase 1 of the Renters’ Rights Act and what’s next
Over the last few years, you would have heard a lot about the Renters’ Rights Act. This legislation is a watershed moment for our industry, and completely changes the way our tenants, landlords, and agents will work together.
We provided you with a detailed list of what’s changed with our last newsletter, but in case you missed it, here’s a brief recap:
- All tenancies are now periodic, and fixed-term assured shorthold tenancies have been abolished
- Section 21 (‘no fault’) evictions abolished, Section 8 notices are now the only legal route to repossession
- Rent increases are limited to once per year. Tenants have the right to challenge increases they believe exceed market levels
- Ban on rental bidding wars
- Advance rent payments are now capped at one month’s worth
- Increased tenant rights around pet requests and discrimination against families and tenants in receipt of benefits
- Greater compliance expectations
The next phase of the Act, currently expected at the end of this year, will bring in the PRS Database and the PRS Ombudsman. While Phase 1 was more operational, Phase 2 will focus on how tenants and landlords interact with each other.
As your agent, we’re fully trained and compliant with the Renters’ Rights Act. If you have any questions about what’s changed and what’s to come, please reach out to your managing agent.
King’s Speech introduces new Energy Independence Bill with implications for landlords
On 13th May, 2026, King Charles delivered his annual King’s Speech to the House of Lords. Amongst the new proclamations was the announcement of a new Energy Independence Bill that underscored the Government’s commitment to introducing tighter energy standards in the Private Rented Sector.
The Government has committed to requiring that all privately rented properties meet a minimum EPC rating of C. The original 2028 deadline for this commitment has been extended to October 2030.
Emily Popple, Director of Landlord Experience at our partner Goodlord, commented:
“With more than half of rental properties still below EPC C, the scale of work required is substantial and presents a significant logistical challenge. Delivering that level of change across multiple properties will take time. Landlords require clear guidance and the right support to ensure they are able to plan and invest with confidence.”
Four years may seem like a lot of time, but bringing every property in your portfolio to a C rating will take both time and investment. We’ll be on hand with advice to help ensure your rentals are compliant with the law.
The incoming PRS Database will be used to support council enforcement actions, the Government confirms
The Government has confirmed that the Incoming PRS Database will be used by councils to support enforcement actions against rogue landlords. The Database is due to become part of the Private Rented Sector at the end of this year as part of Phase 2 of the Renters’ Rights Act.
In response to a parliamentary written question, Baroness Taylor of Stevenage said that the Database will collect a range of information, the extent of which will be confirmed by secondary legislation. Some of this information will be used to help councils carry out enforcement acts against landlords who fail to comply with the new legislation.
Baroness Hayter of Kentish Town asked:
“To ask His Majesty’s Government whether, as the Private Rented Sector Database introduced in the Renters’ Rights Act 2025 is rolled out regionally, provision has been made for inspections to take place to verify the information provided by landlords.”
Baroness Taylors full response was:
“We are working closely with local councils to support them in using the information that will be provided by the Private Rented Sector Database in their enforcement activities. Through guidance, we will encourage local councils to verify the information recorded on the Database and carry out enforcement action as appropriate during the regional rollout.
“The Database will collect a range of information which will be confirmed through secondary legislation. We are continuing to explore which key performance indicators will help us to assess whether the Database is meeting its objectives.”
Enrolment in the Database will be mandatory, and landlords will be required to pay a fee to help maintain the service. If you’re a fully managed tenancy under us, we may be able to enrol you on the Database ourselves. As always, we’ll help you meet all your compliance requirements.