The biggest shake-up of the private rented sector in a generation is now law. The Renters' Rights Bill became the Renters' Rights Act 2025 when it received Royal Assent on 27 October 2025, and the headline reforms went live on 1 May 2026. Fixed-term assured shorthold tenancies are gone, "no-fault" Section 21 evictions are abolished, and a new system of open-ended periodic tenancies now governs almost every let in England.
This guide explains what has actually changed, what is still coming, and the practical actions every landlord needs to take. It covers England only — Scotland and Wales have their own regimes.
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The headline changes (live from 1 May 2026)
1. Section 21 "no-fault" evictions abolished
The "no-fault" route to possession is gone. The last day a valid Section 21 notice could be served was 30 April 2026. Notices served before then could be relied on for a limited transition window (court proceedings using a pre-commencement Section 21 notice had to be issued by 31 July 2026, after which they became unenforceable). To regain possession now, landlords must use one of the Section 8 grounds and prove the ground in court.
2. Fixed terms abolished — all tenancies are periodic
Assured shorthold tenancies (ASTs) and fixed terms have been replaced by periodic assured tenancies with no end date. Existing ASTs automatically converted to the new system on 1 May 2026 — landlords did not need to issue new agreements for the conversion itself. Tenants can leave by giving two months' notice at any time.
3. Rent increases — once a year, via Section 13
Landlords can still raise rent to the market rate, but only once every 12 months, and by following the statutory Section 13 process, giving two months' notice. The Act does not introduce rent caps or rent controls. However, tenants can challenge an above-market increase at the First-tier Tribunal, and the Tribunal can no longer set a rent higher than the landlord proposed.
4. Ban on rental bidding
Landlords and agents must advertise a property at a fixed asking rent and cannot accept offers above it. Encouraging or inviting bidding wars is prohibited.
5. Ban on large amounts of rent in advance
Demanding large up-front rent payments is banned. Once a tenancy is signed, a landlord can ask for a maximum of one month's rent in advance before the tenant moves in.
6. New rules on pets
Tenants have a strengthened right to request a pet, and landlords cannot unreasonably refuse. A landlord must respond following the proper procedure and give a good reason for any refusal. Landlords may require pet damage insurance.
7. Discrimination ban
It is now unlawful to have blanket bans on letting to families with children or to tenants in receipt of benefits ("No DSS").
Stay on top of every Section 13 date
Lettfolio tracks rent-increase timing, certificate renewals and the upcoming PRS Database registration for your whole portfolio.
Start freeWhat's still coming (phased rollout)
The Act is being delivered in three phases. Phase 1 (the tenancy reforms above) is done. Watch for these:
| Reform | Expected timing | What it means for you |
|---|---|---|
| PRS Database (“Register your rental property”) | Region by region from 15 December 2026; all regions by 14 November 2027 | Mandatory registration for every private landlord and let property, with gas, electrical and EPC records. £65 per property per year. See our PRS Database guide for your region's window. |
| PRS Landlord Ombudsman | Development from late 2026; open ~2028 | A new redress scheme. Membership will be mandatory for private landlords once live, giving tenants a free route to complain. |
| Decent Homes Standard extended to PRS | Later phase (government has indicated the mid-2030s) | Rented homes will need to meet a minimum condition standard. |
| Awaab's Law extended to PRS | Secondary legislation expected after Phase 1 | Legally binding timeframes to investigate and fix serious hazards (e.g. damp and mould). |
Key dates at a glance
| Date | Milestone |
|---|---|
| 27 October 2025 | Renters' Rights Act receives Royal Assent |
| 27 December 2025 | Early commencement of some provisions (e.g. investigatory powers) |
| 30 April 2026 | Last day a valid Section 21 notice could be served |
| 1 May 2026 | "Big bang" commencement — periodic tenancies, end of Section 21, bidding ban, rent-in-advance ban, pet rules all live; existing ASTs auto-convert |
| 31 July 2026 | Last day to begin court proceedings on a pre-commencement Section 21 notice |
| 15 December 2026 | PRS Database registration opens (West Midlands first; one region a month, each with a three-month window) |
| 14 November 2027 | Last regional deadline (South West): every let property in England registered |
| ~2028 | PRS Landlord Ombudsman expected to open; membership mandatory |
| Mid-2030s (indicated) | Decent Homes Standard extended to PRS |
Your action checklist
- Stop relying on Section 21. Learn the Section 8 grounds (rent arrears, sale, landlord moving in, anti-social behaviour, etc.) and the evidence each requires.
- Update your tenancy paperwork to reflect periodic tenancies and the new rules; use compliant template agreements from a reputable body (e.g. NRLA) or a solicitor.
- Switch to the Section 13 process for all rent increases — diarise so you never raise rent more than once a year and always give two months' notice.
- Advertise at a fixed rent and never accept offers above it.
- Never demand more than one month's rent in advance.
- Create a pet-request policy with a fair, documented decision process.
- Get your compliance documents in order (gas, EICR, EPC, deposit protection) ready for PRS Database registration.
- Register on the PRS Database in your region's window (£65 per property per year). Check your dates.
- Budget for the EPC C upgrade and the Ombudsman fee.
- Review your EPC — a separate reform requires most rented homes to reach EPC band C by 1 October 2030.
5 key takeaways
- Section 21 is gone. Possession now requires a valid Section 8 ground and, usually, a court hearing — plan your exits earlier and document everything.
- Every tenancy is now periodic and open-ended. There are no more fixed terms; tenants can leave on two months' notice.
- Rent rises are capped to once a year via Section 13 with two months' notice — not a rent freeze, but a tighter, more formal process.
- Bidding wars and big up-front rent demands are banned. One month's rent in advance is the maximum.
- More is coming: a mandatory landlord database (from 15 December 2026, £65 per property a year), a PRS Ombudsman (~2028), Decent Homes and Awaab's Law. Get your records clean now.
Keeping track of Section 13 increase dates, certificate renewals and the upcoming PRS Database registration is exactly what Lettfolio is built for. Lettfolio tracks every one of these deadlines so you stay ahead of every renewal — start free.
Sources
- GOV.UK — Private renting (tenant and landlord rights, updated for the Renters' Rights Act 2025)
- legislation.gov.uk — Renters' Rights Act 2025 and Commencement Regulations
- House of Commons Library — Renters' reform in England: what's happening and when?
- National Residential Landlords Association (NRLA) — Renters' Rights Act resources
- GOV.UK — How to Rent (tenancy information for landlords)
Facts verified June 2026. Phase 2 and 3 dates depend on secondary legislation and may change.
Related guides
- The complete UK landlord compliance checklist — every certificate and duty you'll need ready for PRS Database registration.
- The PRS Database: a landlord's guide to registering: regional dates, the £65 fee and what you need.
- The UK landlord tax guide 2025/26 — how rental income is taxed alongside the new tenancy rules.