The Renters' Rights Act: the definitive 2026 guide for landlords
The Renters' Rights Act 2025 is the most significant reform of private renting in England in a generation, and its main provisions have been in force since 1 May 2026. It abolishes Section 21 "no-fault" evictions, converts every assured shorthold tenancy into a rolling assured periodic tenancy, reforms the grounds for possession, changes how and when rent can be raised, and brings in new property standards, a national landlord database and stronger local authority enforcement. This guide sets out what the Act changes for landlords, when each part takes effect, and the practical steps to stay compliant.
Last verified: 23 June 2026.
What the Renters' Rights Act changes for landlords
The Act restructures private renting around five changes that every landlord in England now has to work within. The first is security of tenure: assured shorthold tenancies and fixed terms are gone, and Section 21 can no longer be used, so possession now runs only through the Section 8 grounds. The second is money: rent can be raised only once a year through a Section 13 notice, rental bidding is banned, and rent in advance is capped at one month. The third is fairness: landlords cannot refuse a tenant for having children or claiming benefits, and a tenant has the right to request a pet that cannot be unreasonably refused. The fourth is property condition, through the Decent Homes Standard and Awaab's Law. The fifth is accountability, through a national PRS Database, a Landlord Ombudsman, and civil penalties of up to £40,000. According to the government's own guidance, the reforms affect around 11 million private renters and 2.3 million landlords in England.
This page is the overview. Each change is covered in full on one of the four sub-pages linked through this guide.
When the Renters' Rights Act takes effect: the key dates
The Act received Royal Assent on 27 October 2025 and is being introduced in phases, with the first and largest phase live from 1 May 2026. The dates below are the ones that govern a landlord's obligations. You can read the government's full sequence in its implementation roadmap, and the Act itself on legislation.gov.uk.
27 October 2025
The Renters' Rights Bill receives Royal Assent and becomes the Renters' Rights Act 2025.
27 December 2025
First limited provisions commence, giving local housing authorities new investigatory and enforcement powers.
30 April 2026
The last day a valid Section 21 notice can be served.
1 May 2026
The main reforms come into force. Section 21 is abolished, assured shorthold and fixed-term tenancies convert to assured periodic tenancies, and the new rent, bidding, advance-rent, anti-discrimination and pet rules apply.
31 May 2026
Landlords must have given every existing tenant the government's Renters' Rights Act Information Sheet 2026, and a written statement of terms to any tenant who only had a verbal agreement.
31 July 2026
Final date to bring possession proceedings on a Section 21 notice served before 1 May 2026. After this, only Section 8 applies.
From late 2026
The PRS Database begins a phased, regional rollout.
From autumn 2027
The reforms begin extending to the social rented sector.
From 2028
Membership of the Landlord Ombudsman becomes mandatory.
Later phase, date to be confirmed
The Decent Homes Standard and Awaab's Law are applied to the private rented sector.
The new tenancy landscape
Possession now runs through one route only: the Section 8 grounds. Section 21 "no-fault" eviction is abolished, the assured shorthold tenancy no longer exists, and every tenancy is a rolling assured periodic tenancy with no fixed end date. To regain possession a landlord must rely on a ground in Schedule 2 of the Housing Act 1988 as amended, give the correct notice period, and prove the ground if the case reaches court. The arrears ground (Ground 8) now requires three months' arrears with four weeks' notice, the sale and move-in grounds (Ground 1A and Ground 1) cannot be used in the first twelve months and require four months' notice, and there is a narrow student HMO ground (Ground 4A). HMO landlords are affected most by the shift to periodic-only tenancies. The full breakdown of the grounds, notice periods and the end of fixed terms sits on the new tenancy landscape.
Property standards and compliance
The Act raises the legal floor for property condition in the private rented sector. It applies the Decent Homes Standard to private lettings for the first time, setting a minimum condition every rented home must meet, and it extends Awaab's Law, which fixes strict timescales for responding to serious hazards such as damp and mould. Both are scheduled for a later phase rather than 1 May 2026, but the direction is settled and the maintenance budgeting starts now. How the standard is structured, what the hazard timescales require, and the records that evidence compliance are covered on property standards and compliance.
Tenant relations, screening and financial management
The Act changes how landlords price, advertise and select tenancies. Rent can be increased only once a year and only through a Section 13 notice giving two months' notice, and a tenant can challenge an above-market increase at the First-tier Tribunal, which can confirm or lower the figure but never raise it. Rental bidding is banned, so a property must be advertised at a set rent and offers above it cannot be accepted. Rent in advance is capped at one month on top of the deposit. Landlords cannot discriminate against tenants with children or on benefits, and a tenant has the right to request a pet that the landlord cannot unreasonably refuse, normally with a four-week window to reply. Because the mandatory arrears ground now turns on three months unpaid at both notice and hearing, accurate records matter more than they used to. It helps to track every rent payment so the position is evidenced precisely. The screening, rent and pet rules in full sit on tenant relations, screening and finances.
Implementation and enforcement
Enforcement is the part of the Act that gives the rest its teeth. Local housing authorities have expanded investigatory powers and can impose civil penalties of up to £40,000 for many breaches. Rent repayment orders have been strengthened: the maximum has doubled from one to two years' rent and now reaches superior landlords. Two new structures arrive in later phases, a national PRS Database that landlords must join to use certain possession grounds, and a Landlord Ombudsman that every landlord will have to be a member of from 2028. The timeline, the penalties, the database and the redress scheme are covered on implementation and enforcement.
The Act has turned private renting into a documented, compliance-led business, so the practical work is mostly about records and timing. Make sure every existing tenant has received the government Information Sheet, that any verbal tenancy has a written statement of terms, and that your tenancy templates reflect the assured periodic framework rather than the old shorthold model. Check your arrears monitoring, since the three-month threshold has to be evidenced at two separate points. Confirm your deposit protection and prescribed information are in order, because possession on most grounds depends on it. Review whether any property would struggle against the Decent Homes Standard and budget for the work. A single compliance checklist that tracks certificates, notices and deadlines in one place is the simplest way to keep the whole portfolio on the right side of the new regime. See our guide for new landlords.
Is the Renters' Rights Act now law?
Yes. It received Royal Assent on 27 October 2025 as the Renters' Rights Act 2025, and its main provisions have been in force since 1 May 2026. Some parts, including the PRS Database, the Ombudsman and the Decent Homes Standard, arrive in later phases.
Can landlords still use Section 21?
No. Section 21 "no-fault" eviction was abolished on 1 May 2026. A Section 21 notice served before that date stays valid only if possession proceedings are brought by 31 July 2026. After that, possession runs through the Section 8 grounds.
What happens to my existing fixed-term tenancy?
It has already converted. As of 1 May 2026 assured shorthold and fixed-term tenancies became rolling assured periodic tenancies automatically, with no action required from the tenant and no need to re-issue the agreement.
How much can I increase the rent?
Rent can be increased once a year using a Section 13 notice with two months' notice. The tenant can ask the First-tier Tribunal to review the increase, and the Tribunal can confirm or reduce it but cannot set it higher than you proposed.
What is the penalty for getting it wrong?
Local councils can impose civil penalties of up to £40,000 for many breaches, and a tenant or council can apply for a rent repayment order of up to two years' rent. Keeping certificates, notices and deadlines in one place is the simplest protection, you can start for free and manage compliance for up to two properties at no cost.
