Last updated: March 2026
The Renters’ Rights Act received Royal Assent on 27 October 2025 and comes into force on 1 May 2026. This guide covers everything landlords need to know.
The Renters’ Rights Act represents the biggest change to private renting in England for over 30 years. For landlords, it means the end of assured shorthold tenancies, the abolition of Section 21 “no-fault” evictions, and a new framework of periodic tenancies, enhanced possession grounds, and mandatory registration requirements.
This guide explains what the Act means in practice, what changes on 1 May 2026, and what landlords should do to prepare.
Key dates and timeline
The Act completed its passage through Parliament on 22 October 2025 and received Royal Assent on 27 October 2025. The new tenancy system comes into force in England on 1 May 2026.
On this date:
- All existing assured shorthold tenancies automatically convert to periodic tenancies
- Section 21 notices can no longer be served
- New tenancies must use the periodic structure from day one
- Landlords must use the revised Section 8 grounds for possession
The government chose a single implementation date rather than a phased approach to avoid a “two-tier” system where some tenants had more rights than others.
End of Section 21 evictions
Section 21 of the Housing Act 1988 – which allowed landlords to evict tenants without giving a reason after serving two months’ notice – is abolished. Landlords can no longer issue “no-fault” eviction notices.
From 1 May 2026, all evictions must use Section 8 grounds. This means landlords must provide a specific reason for seeking possession and, if the tenant does not leave voluntarily, prove that reason to a court.
New tenancy structure – periodic from day one
The Act abolishes fixed-term assured tenancies. All tenancies will be periodic – meaning they roll on indefinitely until either party ends them.
For tenants: They can end a tenancy at any time by giving two months’ notice. The end date must align with the end of a rent period.
For landlords: They must use one of the expanded Section 8 grounds and serve the required notice period (which varies by ground).
Existing fixed-term ASTs will automatically convert to periodic tenancies on 1 May 2026. Landlords do not need to issue new tenancy agreements, but must provide tenants with a government-produced information sheet explaining how the reforms affect their tenancy.
Grounds for possession – what landlords can use
The Act retains and expands the Section 8 grounds for possession. Grounds are either mandatory (the court must grant possession if proven) or discretionary (the court decides if eviction is reasonable).
Key grounds for private landlords
Ground 1 – Landlord or family moving in
The landlord or a close family member wishes to live in the property. Cannot be used in the first 12 months of a tenancy. Requires 4 months’ notice. Landlords cannot re-let the property for 12 months after using this ground.
Ground 1A – Sale of property
The landlord wishes to sell the property with vacant possession. Cannot be used in the first 12 months. Requires 4 months’ notice. Landlords cannot market or re-let for 12 months after using this ground.
Ground 8 – Serious rent arrears
The tenant has at least 3 months’ rent arrears (increased from 2 months) both when notice is served and at the court hearing. Requires 4 weeks’ notice. This is a mandatory ground.
Ground 10 – Any rent arrears
The tenant is in any amount of arrears. This is a discretionary ground – the court considers whether eviction is reasonable. Requires 4 weeks’ notice.
Ground 11 – Persistent late payment
The tenant has persistently paid rent late. Discretionary ground. Requires 4 weeks’ notice.
Ground 12 – Breach of tenancy
The tenant has breached a term of the tenancy agreement (other than rent). Discretionary ground. Requires 2 weeks’ notice.
Ground 14 – Antisocial behaviour
The tenant or someone living with or visiting them has caused nuisance or annoyance, or used the property for illegal purposes. Discretionary ground. Landlords can begin proceedings immediately – no notice period required.
Ground 7A – Serious criminal behaviour
The tenant has been convicted of a serious offence, breached an antisocial behaviour order, or a closure order is in place. Mandatory ground. No notice period required.
The 12-month protected period
Tenants benefit from a protected period at the start of every tenancy. During the first 12 months, landlords cannot use Ground 1 (moving in) or Ground 1A (selling) to evict tenants.
This does not prevent landlords from using fault-based grounds (rent arrears, antisocial behaviour, breach of tenancy) at any point if the tenant is in breach.
Restrictions on re-letting
To prevent abuse of the moving-in and selling grounds, landlords who evict using Ground 1 or Ground 1A cannot market or re-let the property for 12 months afterwards. Breaking this rule could result in enforcement action and compensation claims from the evicted tenant.
Rent increases – Section 13 process
Landlords can still increase rents to market rate, but all rent increases must follow the statutory Section 13 process. Rent review clauses in tenancy agreements will no longer be valid for increasing rent.
How it works:
- Landlords can increase rent once per year
- Serve a Section 13 notice giving at least 2 months’ notice
- The new rent must reflect market rate – what the property would achieve if newly advertised
- If the tenant accepts, they simply pay the new amount from the specified date
- If the tenant disputes, they can challenge at the First-tier Tribunal
Tribunal reforms
The Act changes how rent tribunals work to encourage tenants to challenge unreasonable increases:
- No risk of higher rent: The Tribunal can no longer increase rent beyond what the landlord proposed
- No backdating: Any adjusted rent applies from the date of the Tribunal decision, not backdated
- Hardship deferral: In cases of hardship, the Tribunal can delay rent increases by up to 2 months
Private Rented Sector Database
All landlords must register themselves and their properties on a new government database. This is a legal requirement – landlords who fail to register face penalties and cannot use certain possession grounds.
What landlords must do:
- Register on the database (online or offline alternatives available)
- Provide required information about themselves and each property
- Pay a registration fee (amount to be confirmed – government says it will be “proportionate”)
- Keep information up to date
Consequences of not registering:
- Cannot obtain a possession order (except for antisocial behaviour grounds)
- Civil penalty of up to £7,000 for letting or advertising an unregistered property
- Up to £40,000 or criminal prosecution for repeated breaches or fraud
The database will replace the current Database of Rogue Landlords and give tenants access to compliance information before renting.
Private Rented Sector Ombudsman
All private landlords must join the new PRS Ombudsman scheme. This is mandatory regardless of whether you use a letting agent.
The Ombudsman provides free dispute resolution for tenants and can:
- Order landlords to apologise
- Require landlords to take remedial action
- Award compensation to tenants
- Make binding decisions that landlords must comply with
Penalties for not joining:
- Up to £7,000 for initial failure to join
- Up to £40,000 or criminal prosecution for persistent non-compliance
- Tenants can seek rent repayment orders against non-compliant landlords
Landlords who use letting agents remain responsible for joining the Ombudsman themselves – the agent’s membership of a property redress scheme does not cover the landlord.
Decent Homes Standard and Awaab’s Law
The Decent Homes Standard, previously only applicable to social housing, now extends to the private rented sector. Properties must meet minimum standards for safety, repair, and facilities.
“Awaab’s Law” (named after Awaab Ishak, who died from mould exposure in social housing) sets legal timeframes for landlords to address serious hazards. Private landlords must respond to reports of hazards and complete repairs within specified periods.
Detailed requirements will be set out in secondary legislation.
Discrimination – benefits and children
It is now illegal for landlords or agents to discriminate against prospective tenants because they receive housing benefit or other benefits, or because they have children.
This means:
- No “No DSS” or “No Housing Benefit” policies
- No blanket bans on families with children
- No indirect practices designed to exclude these groups
Landlords can still assess affordability on an individual basis and carry out referencing checks. They retain the final decision on who to let to – but cannot refuse solely on the basis of benefits or children.
Rental bidding banned
Landlords and agents cannot ask for, encourage, or accept rent offers above the advertised asking price. Properties must be marketed at a fixed rent and that is the maximum that can be charged.
This ends the practice of “best and final offers” and bidding wars that priced out prospective tenants.
Rent in advance restrictions
Landlords can no longer demand large amounts of rent upfront before a tenancy begins.
The rules:
- Before the tenancy agreement is signed: no rent in advance can be required
- After signing but before move-in: maximum of one month’s rent (or 28 days for shorter rental periods)
- Terms requiring rent to be paid in advance of the due date are unenforceable
Tenants can still voluntarily pay ahead if they choose, but landlords cannot require it.
Penalties for breaching these rules include repayment orders and civil penalties of up to £5,000.
Pets in rental properties
Tenants have a strengthened right to request permission to keep a pet. Landlords must consider the request and cannot unreasonably refuse.
Landlords can require tenants to have pet insurance to cover potential damage. What counts as “unreasonable refusal” will depend on circumstances – a small flat with no outdoor space may justify refusal of a large dog, for example.
Written tenancy agreements
All tenancies must have a written tenancy agreement containing specific required information (to be set out in regulations).
Existing tenancies with written agreements: No need to reissue. Landlords must provide a government information sheet explaining how the reforms affect the tenancy.
Existing verbal/informal agreements: Landlords must provide a written document covering the required information.
New tenancies from 1 May 2026: Must have a compliant written agreement from the start.
Enforcement – stronger council powers
Local councils have expanded enforcement powers including:
- Higher civil penalties across multiple offences
- New investigatory powers
- Extended rent repayment orders – now covering “superior landlords” and with doubled maximum penalties
- Mandatory reporting on enforcement activity
Repeat offenders face the maximum penalty automatically. The message is clear: persistent non-compliance will be punished severely.
What landlords should do now
With the Act coming into force on 1 May 2026, landlords should prepare now:
- Understand the new possession grounds – Know which grounds apply to your situation and the notice periods required
- Review your tenancy agreements – Ensure they are in writing and prepare to provide the government information sheet to existing tenants
- Check property compliance – Ensure properties meet the Decent Homes Standard and address any hazards
- Prepare for registration – Be ready to register on the PRS Database and join the Ombudsman scheme when they launch
- Review rent increase strategy – Understand the Section 13 process and plan annual increases accordingly
- Update letting practices – Remove any discriminatory policies and stop rental bidding
- Consider your portfolio – If you were planning to sell properties, factor in the 12-month protected period for new tenancies
The Renters’ Rights Act is now law. Landlords who prepare properly will be able to continue operating successfully under the new rules.
Author: Editorial Team – UK landlord & buy-to-let news, policy, and finance
Last updated: March 2026
Sources: UK Government – Guide to the Renters’ Rights Act
