Renters' Rights Act 2025: what landlords in England need to know

What changed

The Renters' Rights Act 2025 reforms the private rented sector in England. The government's implementation roadmap sets out three phases. Phase 1 took effect on 1 May 2026 and is the point at which most landlords feel the biggest day-to-day changes.

2026 timeline

Key dates from official guidance (England, private rented sector):

• 27 December 2025 — expanded local authority investigatory powers began (enforcement against rogue landlords).
• 1 May 2026 — Phase 1: assured periodic tenancies, abolition of section 21 for new possession claims, revised section 13 rent rules, ban on rent bidding, limits on rent in advance, and related tenant protections.
• Before 1 May 2026 — transitional rules applied to section 21 and section 8 notices served by 30 April 2026; see GOV.UK guidance on notices before 1 May 2026.

Later phases will bring further measures (including for parts of the social sector). Watch the roadmap and landlord guidance collection for updates.

Section 21 abolition

From 1 May 2026 you cannot start a new possession claim using section 21 in England's private rented sector. GOV.UK explains the process after that date in repossessing your property after 1 May 2026. You must rely on a valid section 8 ground (and follow notice and court rules) unless a transitional notice already applies.

Section 21 was a “no-fault” route. The Act keeps possession possible where a statutory ground is met — for example serious rent arrears or anti-social behaviour — but grounds and notice periods were reformed as part of Phase 1.

Assured periodic tenancies

Fixed-term assured shorthold tenancies are no longer the default model for new private lets under Phase 1. New tenancies are generally assured periodic tenancies rolling week to week or month to month. Existing assured shorthold tenancies typically convert to assured periodic tenancies from 1 May 2026 unless an exception applies.

Tenants can end the tenancy by giving two months' notice. Landlords need a valid possession ground and the correct notice if they want the property back. Your written contract should match the periodic model — see our guide on assured periodic tenancies and what a tenancy agreement must include.

Rent, pets and advertising

Phase 1 also includes, among other measures:

• Rent increases limited to once a year, using the revised section 13 procedure (see our Form 4A / section 13 guide).
• A ban on rent bidding above the advertised rent.
• A cap of one month's rent in advance when requested.
• Restrictions on refusing tenants because they have children or receive benefits.
• A duty to consider requests to keep a pet, with a response within 28 days.

Practical next steps

1. Review any live tenancy agreements and notices against current GOV.UK guidance.
2. Use an assured periodic agreement for new lets; update agent instructions and advertising.
3. Keep deposit protection, the How to Rent guide, right to rent, and safety certificates in order — the Act does not remove those duties.
4. Plan rent increases through section 13 and Form 4A, not informal emails alone.