Commencement date: 1st May 2026

The commencement date of the Renters' Rights Act 2025 was 1 May 2026, the date on which the principal tenancy reforms in Chapter 1 of Part 1 of the Act took legal effect in England. As confirmed by the government's implementation roadmap published on 13 November 2025, this was a "big bang" commencement. All existing assured shorthold tenancies (ASTs) converted to assured periodic tenancies on that single date, with no phased transition between new and existing tenancies.

What changed on 1 May 2026

From the commencement date, the following reforms came into force under the Renters' Rights Act 2025:

Section 21 "no-fault" eviction was abolished. Landlords can no longer serve a Section 21 notice and must instead use Section 8 grounds for possession for all possession claims.

All existing ASTs automatically converted into assured periodic tenancies, rolling month by month (or at whatever frequency rent is paid). Fixed-term tenancies can no longer be created, any agreement that purports to be for a fixed term is treated as periodic from the outset.

Rent increases became restricted to once per year, initiated only via a Section 13 notice (Form 4A), with tenants able to challenge increases above market rate at the Property Tribunal at no cost. Landlords can no longer demand more than one month's rent in advance once a tenancy agreement is signed.

A ban on rental bidding came into force, prohibiting landlords and agents from accepting or encouraging offers above the advertised rent. Discrimination against prospective tenants on the basis of benefits status or the presence of children also became unlawful.

Landlords with existing written ASTs were required to provide tenants with the government's Information Sheet by 31 May 2026, within one month of the commencement date.

From working with self-managing landlords across the UK, we know the commencement date created real uncertainty about what still applied to mid-fixed-term tenancies. The answer is clear: all existing tenancies converted automatically, there was no requirement for landlords to issue new tenancy agreements.

Transitional rules and exceptions

The commencement date applies universally, but the Renters' Rights Act 2025 contains specific transitional provisions for ongoing possession proceedings.

A tenancy will not have converted on 1 May 2026 if the landlord had already served a valid Section 21 or Section 8 notice before that date and possession proceedings had not yet concluded. In those cases, the tenancy remained an AST until proceedings were resolved. Applications to court based on a pre-commencement Section 21 notice must have been made on or before 31 July 2026 to remain valid under the transitional rules.

Tenancies that are not assured tenancies under the Housing Act 1988, including lodger agreements, company lets, and tenancies where the property is not the tenant's main home, were not affected by the commencement date.

What happens in Phase 2 and Phase 3

The 1 May 2026 date covered Chapter 1 of Part 1 of the Act. Further provisions are being introduced in stages. Phase 2, expected in late 2026, will bring the Private Rented Sector Database (requiring all landlords to register their properties) and the Private Landlord Ombudsman. Phase 3, covering the Decent Homes Standard for the private rented sector and the extension of Awaab's Law, has no confirmed date and will require further public consultation.

In our experience supporting landlords through the Renters' Rights Act transition, it is worth noting that non-compliance with the PRS Database, once operational, will prevent landlords from serving a valid notice for possession under certain grounds. Tracking when Phase 2 begins is therefore not a formality but a practical compliance requirement.

For a full guide to what changed for landlords from that date, see our post-commencement guide. The abolition of fixed-term tenancies is one of the most immediate consequences, our guide to fixed-term tenancy abolition covers what this means in practice. August's Renters' Rights Act hub covers the full scope of changes landlords now need to manage.

Frequently asked questions

What is the commencement date of the Renters' Rights Act?

The commencement date is 1 May 2026. This is when the main tenancy reforms, abolition of Section 21, conversion of all ASTs to assured periodic tenancies, and new rules on rent increases and rent in advance, took effect in England. The date was confirmed by the government on 13 November 2025 and set out in the Renters' Rights Act 2025 (Commencement No. 2) Regulations 2026.

Did the commencement date apply to existing tenancies as well as new ones?

Yes. Unlike earlier draft legislation, the Renters' Rights Act applied a single commencement date to both new and existing tenancies simultaneously. All assured shorthold tenancies that were in place on 30 April 2026 converted automatically into assured periodic tenancies on 1 May 2026, without any requirement for new agreements.

Are there any exceptions to the 1 May 2026 commencement date?

Yes, in limited circumstances. Tenancies where a valid Section 21 or Section 8 notice had been served before 1 May 2026 and possession proceedings had not concluded remained as ASTs until those proceedings ended. Landlords using a pre-commencement Section 21 notice had until 31 July 2026 to apply to court for possession. Non-assured tenancies, such as lodger arrangements or company lets, were unaffected.

When will Phase 2 of the Renters' Rights Act come into force?

Phase 2, covering the Private Rented Sector Database and the Private Landlord Ombudsman, is expected in late 2026, with the database launching regionally before a full national rollout in 2027. The ombudsman is expected to follow, likely in 2028. Phase 3, Awaab's Law and the Decent Homes Standard, has no confirmed date.