The Renters' Rights Act 2025 is the most significant overhaul of England's private rented sector in more than thirty years, and it is now law. After receiving Royal Assent on 27 October 2025, its central reforms took effect on 1 May 2026, abolishing Section 21 "no-fault" evictions and replacing fixed-term assured shorthold tenancies with a single system of periodic assured tenancies. For landlords, letting agents and tenants alike, understanding the Renters' Rights Act 2025 is no longer about preparing for change — it is about complying with rules that already apply.
Understanding the Renters' Rights Act 2025: What the New Law Means for Landlords
The Renters' Rights Act 2025 rebalances the relationship between landlords and tenants across the millions of privately rented homes in England. Rather than phasing the changes in gradually, the Government chose a single commencement date so that every tenant gains the same protections at once. The sections below explain what has changed, when each reform applies, and the practical steps landlords should take to remain compliant.
Is the Renters' Rights Act 2025 now in force?
The reform began life as the Renters' Rights Bill and completed its passage through Parliament in autumn 2025. Following Royal Assent, the Ministry of Housing, Communities and Local Government published a detailed implementation roadmap on 13 November 2025, confirming how and when each part of the Renters' Rights Act 2025 would take effect. The Government has also published official guidance explaining the reforms for landlords and tenants.
Key Renters' Rights Act Commencement Dates
The headline date is 1 May 2026, when the new tenancy system went live. From that point, no new Section 21 notices can be served and every assured tenancy operates on a periodic basis. The timeline below sets out the key milestones landlords need to keep in view.
| Date | What changes |
|---|---|
| 27 October 2025 | Renters' Rights Act 2025 receives Royal Assent |
| 13 November 2025 | Government publishes the implementation roadmap |
| 27 December 2025 | Local councils gain new investigatory and enforcement powers |
| 1 May 2026 | Section 21 abolished; all tenancies become periodic; bidding ban, rent-in-advance cap, and new rent, pet and anti-discrimination rules take effect |
| From late 2026 | Private Rented Sector Database opens for landlord registration |
| 2028 (expected) | Private Rented Sector Landlord Ombudsman launches |
| Later this decade | Decent Homes Standard and Awaab's Law extended to the sector via regulations (dates to be confirmed) |
The end of Section 21 and periodic tenancies
The abolition of Section 21 is the centrepiece of the Act. Landlords can no longer end a tenancy simply by giving two months' notice without a reason. Instead, possession must be based on one of the statutory grounds in Section 8 and supported by evidence.
Periodic Tenancies Replace Fixed Terms
Fixed terms have also gone. Every assured tenancy is now periodic, rolling from one rent period to the next, and tenants can end the tenancy at any time by giving two months' notice. This applies to existing tenancies as well as new ones, so agreements signed before May 2026 automatically converted to the new structure. Our guide to Section 21 abolition explains the transition in more detail.
Possession grounds and notice periods under the Renters' Rights Act 2025
With Section 21 gone, the Section 8 grounds for possession now do the heavy lifting. The Act introduces new grounds and strengthens existing ones, while lengthening several notice periods to give tenants greater security.
- Ground 1 – moving in: a landlord or close family member intending to occupy the property must give four months' notice and cannot rely on this ground during the first twelve months of a tenancy.
- Ground 1A – selling: where a landlord intends to sell, the same four-month notice period and twelve-month restriction apply.
- Ground 8 – rent arrears: the mandatory arrears threshold rises from two to three months' unpaid rent, with a longer notice period than before.
- Anti-social behaviour and other grounds: a range of discretionary and mandatory grounds remain available where the conduct or circumstances justify possession.
Getting Possession Grounds Right First Time
Because every possession claim now turns on getting the ground and the paperwork right, procedural accuracy matters more than ever. Landlords dealing with unpaid rent can review our guide to rent arrears eviction and Ground 8, while the wider procedure is covered in our Section 8 grounds for possession guide. Where a case is complex or contested, our property evictions solicitors can help ensure notices are valid and enforceable.
Rent increases, bidding bans and payment rules
The Act tightens the rules on money. Rent can be increased only once a year, to no more than the market rate, using the statutory Section 13 procedure with at least two months' notice. Tenants can challenge an increase at the First-tier Tribunal, which can no longer raise the rent above the amount the landlord proposed, nor backdate it.
Rental Bidding Ban and Advance Rent Cap
Two further changes affect how tenancies are agreed. Rental bidding is prohibited, so landlords and agents must advertise a fixed asking rent and cannot invite or accept offers above it. Rent in advance is capped: once a tenancy agreement is signed, a landlord cannot demand more than one month's rent up front.
The Act also makes it unlawful to discriminate against prospective tenants because they have children or receive benefits, and gives tenants a right to request a pet that the landlord cannot unreasonably refuse — although a landlord may require pet insurance to cover the risk of damage.
New duties: property standards, the database and the ombudsman
Beyond tenancies, the Act imposes new standards and oversight. For the first time, the Decent Homes Standard will apply to privately rented homes, and Awaab's Law will set legal timescales for landlords to deal with serious hazards such as damp and mould. The precise dates for these duties will be confirmed by regulations following consultation.
Two new institutions underpin enforcement. The Private Rented Sector Database will require landlords to register themselves and their properties, beginning its rollout from late 2026; landlords who are not registered will be unable to obtain most possession orders. A Private Rented Sector Landlord Ombudsman, expected in 2028, will give tenants free and binding redress without going to court. Landlords can prepare now by reviewing our guide to PRS Database registration.
Enforcement powers are significant. Local councils can impose civil penalties of up to £7,000 for minor breaches and up to £40,000 for serious or repeated ones, and rent repayment orders can now recover up to twenty-four months' rent. Treating compliance as an ongoing obligation, rather than a one-off task, is the safest approach.
- The Renters' Rights Act 2025 is in force: Section 21 ended and periodic tenancies began on 1 May 2026.
- Possession now relies solely on Section 8 grounds, with longer notice periods and a three-month arrears threshold.
- Rent rises are limited to once a year at market rate, rental bidding is banned, and rent in advance is capped at one month.
- New duties — the Decent Homes Standard, Awaab's Law, the PRS Database and a landlord ombudsman — are arriving in phases, backed by penalties of up to £40,000.
Frequently Asked Questions
When did the Renters' Rights Act 2025 come into force?
The Act received Royal Assent on 27 October 2025. Its main tenancy provisions, including the abolition of Section 21 and the move to periodic tenancies, took effect on 1 May 2026. Later measures such as the Private Rented Sector Database and the landlord ombudsman are being introduced in phases from late 2026.
Does the Renters' Rights Act 2025 apply to existing tenancies?
Yes. On 1 May 2026 all existing assured shorthold tenancies automatically converted to periodic assured tenancies. There was no need to sign new agreements, and the same rules on possession, rent increases and notice periods now apply to both new and pre-existing tenancies.
Can landlords still use Section 21 notices?
No. From 1 May 2026 landlords can no longer serve Section 21 "no-fault" notices. Possession must be sought using a valid ground under Section 8, supported by the correct notice and evidence.
How can a landlord regain possession under the Renters' Rights Act 2025?
Possession is available only on Section 8 grounds, such as the landlord or a family member moving in (Ground 1), selling the property (Ground 1A) or serious rent arrears (Ground 8). Several grounds now carry longer notice periods, and the mandatory arrears threshold has risen to three months.
How often can rent be increased under the new rules?
Rent can be increased once a year to the market rate using a Section 13 notice with at least two months' notice. Tenants may challenge the increase at the First-tier Tribunal, which cannot set the rent higher than the landlord proposed or backdate it.
What is the Private Rented Sector Database?
It is a national register that landlords must join, recording landlords and their rental properties. Rollout begins from late 2026, and unregistered landlords will be unable to obtain most possession orders. Penalties for non-compliance reach up to £40,000.
Do landlords have to allow pets under the Renters' Rights Act 2025?
Tenants have a right to request a pet, and landlords cannot unreasonably refuse. A landlord may, however, require the tenant to hold pet insurance or otherwise cover the risk of any damage.
What penalties apply for breaching the Renters' Rights Act 2025?
Local councils can impose civil penalties of up to £7,000 for less serious breaches and up to £40,000 for serious or repeated breaches, alongside possible criminal prosecution. Rent repayment orders can also require landlords to repay up to twenty-four months' rent.
Practical review of your tenancy agreements and processes against the periodic tenancy regime, with a clear transition plan
Guidance on the Decent Homes Standard and Awaab’s Law, with cost-effective improvement strategies and regulatory risk management.
Advice on Section 8 grounds, notice periods and database registration for effective, compliant possession proceedings.
For guidance on how the Renters’ Rights Act affects your portfolio, contact our specialist property team at Connaught Law, we help landlords, agents and tenants act with confidence under the reformed rental system.
