Renters’ Rights Act Guide for Wirral Landlords

Illustration of residential houses representing private landlords in Wirral affected by the Renters’ Rights Act reforms.

If you’re a landlord in the Wirral, Merseyside or the wider Liverpool City Region, the Renters’ Rights Act 2025 (RRA) will be the biggest change to renting law in decades. Crucially, however, the new rules will not take effect all at once.

The Government has confirmed a phased implementation plan, with the majority of changes (Phase 1) taking effect from 1 May 2026, and further obligations arriving later in 2026 and beyond.

As a firm that predominantly acts for landlords across the Wirral, Burd Ward Solicitors has prepared this updated guide to help local landlords understand exactly what changes are coming, when they take effect, and what you should do now to prepare.

1. Overview of the Renters’ Rights Act and Its Phased Implementation

Phase 1 — From 1 May 2026

Phase 1 introduces the most significant reforms affecting day-to-day letting and possession. These include:

  • Abolition of Section 21 “no-fault” evictions
  • Transition to assured periodic tenancies for all new and existing lets
  • Reformed possession grounds (including 3+ months’ arrears, moving/selling restrictions, and updated mandatory grounds)
  • Rent increases limited to once every 12 months
  • Ban on rental bidding
  • Restrictions on rent in advance (maximum one month, or 28 days where the rent period is weekly)
  • Right for tenants to request pets (with tests around reasonable refusal)
  • Ban on discrimination against benefit claimants, families and other protected groups

Later Phases — From Late 2026 Onwards

Additional reforms — many requiring new digital systems — will be introduced later, including:

  • A national Landlord & Property Database (compulsory registration)
  • Compulsory Private Rented Sector Ombudsman membership
  • Extension of the Decent Homes Standard to the private rented sector
  • Implementation of Awaab’s Law response times for damp, mould and serious hazards
  • Enhanced investigatory and enforcement powers for local councils

These later-phase measures will be brought into force with separate commencement dates.

2. Key Implications for Wirral & Merseyside Landlords

2.1 Tenancy Structure & Ending Tenancies (Phase 1 – May 2026)

From 1 May 2026, all new and existing assured shorthold tenancies across Wirral and Merseyside will automatically convert into assured periodic tenancies.

This means:

  • No more fixed-term ASTs of the kind landlords are used to.
  • No ability to serve Section 21 notices.
  • Landlords will need to rely on the new statutory possession grounds.
  • Mandatory rent-arrears possession will generally require at least three months’ arrears.
  • Certain grounds, such as moving in or selling, require a minimum 12 months’ occupation and at least 4 months’ notice.

This will particularly affect landlords in high turnover areas such as Birkenhead, Seacombe, Wallasey and parts of Liverpool.

2.2 Landlord & Property Database (Later Phase – Late 2026+)

Although the national Landlord & Property Database is not expected to go live until a later phase, it will ultimately require:

  • Every Wirral and Merseyside landlord to register as a landlord; and
  • Every rental property to be individually listed.

In future, the ability to serve certain possession notices may depend on being correctly registered on this database.

2.3 Ombudsman Scheme (Later Phase – Late 2026+)

Landlords will be required to join a national ombudsman scheme. The ombudsman will have powers to require:

  • Compensation payments
  • Apologies
  • Repairs or other remedial steps

This will be particularly relevant for landlords with larger portfolios in areas such as Liscard, Tranmere, Hoylake, Liverpool and Sefton, where tenant complaints are more likely simply due to portfolio size.

2.4 Rent in Advance & Rental Bidding (Phase 1 – May 2026)

From May 2026 the Renters’ Rights Act will:

  • Limit rent in advance (for most tenancies, to one month or 28 days).
  • Ban rental bidding and require a clear advertised rent.

This is important for landlords in competitive areas such as West Kirby, Caldy, Heswall and Crosby, where rental bidding has sometimes been used to deal with high demand.

2.5 Pets, Discrimination & Property Condition (Mixed Phase – May 2026 & Late 2026+)

From Phase 1 (May 2026):

  • Tenants gain a right to request a pet, and landlords will need a good reason to refuse.
  • Policies which exclude tenants with children or those in receipt of benefits will be restricted as part of the new anti-discrimination rules.

From later phases:

  • The Decent Homes Standard will be extended to the private rented sector.
  • Awaab’s Law will set strict timeframes for responding to damp, mould and serious hazards.

Wirral and Liverpool councils already focus on housing conditions and enforcement, so landlords should assume this will be a priority.

2.6 Enforcement Changes (Later Phase – Late 2026+)

In later phases, local councils will gain stronger enforcement powers, including:

  • Civil penalties (with higher maximum penalties for serious or repeated breaches)
  • Longer rent repayment orders (up to 24 months’ rent)
  • Greater access to information, including financial records in some cases
  • Increased powers of inspection and proactive enforcement

This will particularly affect enforcement hotspots such as Birkenhead, Rock Ferry, Toxteth and Bootle.

3. What Wirral & Merseyside Landlords Should Do Now

Even though most of the changes do not go live until 1 May 2026, responsible landlords should use the lead-in period wisely. Key steps include:

  • Review all current tenancy agreements and be ready for the shift to assured periodic tenancies.
  • Audit property standards to prepare for the future extension of the Decent Homes Standard and Awaab’s Law.
  • Update rent-increase processes so that increases are compliant and properly documented once the new limits apply.
  • Review tenant application procedures to ensure they are free of criteria that could be challenged under the new anti-discrimination regime.
  • Prepare for the landlord database by collating EPCs, gas and electrical safety certificates, licence details and other key property information.
  • Establish or tighten your complaints handling system so you can deal with tenant complaints promptly and reduce the risk of ombudsman referrals.
  • Seek early legal advice, particularly if you currently rely on Section 21 or fixed-term ASTs as part of your letting strategy.

4. Why Responsible Wirral Landlords Will Benefit

While the Renters’ Rights Act introduces more regulation, responsible landlords in Wirral and Merseyside can benefit from a more level playing field. Potential advantages include:

  • Less competition from non-compliant or rogue landlords
  • Longer, more stable tenancies from good-quality tenants
  • Reduced void periods and fewer avoidable disputes
  • A clearer and more predictable legal framework
  • Improved reputation with tenants, agents and lenders

Landlords offering good-quality accommodation in areas such as Wallasey, West Kirby, Hoylake, Heswall, Moreton and the Liverpool suburbs are likely to stand out even more once the reforms are fully in place.

5. How Burd Ward Solicitors Support Wirral & Merseyside Landlords

Based in Wallasey, Burd Ward Solicitors acts for landlords throughout the Wirral and Merseyside region, including:

  • Birkenhead
  • Wallasey
  • West Kirby
  • Hoylake
  • Heswall
  • Liverpool
  • Sefton
  • Cheshire West

We provide practical, cost-effective legal advice for private landlords, portfolio investors and property companies.

Our landlord services include:

  • Updating tenancy agreements for the May 2026 reforms
  • Reviewing possession strategies for the post-Section 21 regime
  • Drafting and serving possession notices and dealing with court proceedings
  • Advising on rent arrears, damage, anti-social behaviour and other breaches
  • Resolving tenancy deposit disputes and alternative dispute resolution (ADR)
  • Carrying out landlord compliance audits
  • Preparing for the national landlord and property database
  • Advising on licences, HMOs and local authority enforcement

The Renters’ Rights Act will transform renting law, but importantly, not all at once. With the bulk of reforms arriving on 1 May 2026, and further obligations being rolled out later in 2026, now is the ideal time for landlords across Wirral and Merseyside to prepare.

Burd Ward Solicitors can help you understand the phased changes, update your documentation, plan for new compliance duties and safeguard your property portfolio.

If you are a landlord in Wirral or Merseyside and would like tailored advice, please contact our expert landlord solicitor, Martyn Green, for specialist guidance on the Renters’ Rights Act and how it will affect your properties.

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