When did the Renters' Rights Act come into force?

It received Royal Assent on 27 October 2025, and the first phase of measures came into force on 1 May 2026. That phase included the abolition of Section 21, the conversion to periodic tenancies and the new rent increase rules. Later measures roll out from late 2026 onwards.

Can I still use a Section 21 notice?

No. Section 21 no-fault evictions were abolished on 1 May 2026 for both new and existing tenancies. To regain possession you must now use the Section 8 process and rely on a valid statutory ground, serving the correct notice period for that ground.

How often can I increase the rent now?

Once in any twelve month period, using the revised Section 13 procedure. You must give the tenant at least two months' notice before the new rent applies. Tenants can challenge an above-market increase at the First-tier Tribunal, so keep local comparable evidence to support your figure.

Do I have to allow pets?

You must consider a written request and cannot unreasonably refuse it, responding within 28 days. Blanket no-pets clauses are no longer safe. A refusal is still possible with a genuine reason, such as a superior lease that prohibits pets in the building.

What is the private rented sector database?

A national register of landlords and rental properties arriving in phase two from late 2026. Registration is expected to be mandatory, with an annual fee and a requirement to record key property and safety details. It sits alongside local licensing rather than replacing it.

The Renters' Rights Act: What UK Landlords Need to Know (2026)

12 April 2026 · AgentCheck Editorial · 8 min read

Part of our UK Landlord Legal Guide

The Renters' Rights Act received Royal Assent on 27 October 2025 and its first phase came into force on 1 May 2026. Section 21 no-fault evictions are abolished, assured shorthold tenancies have converted to open-ended periodic tenancies, and rent rises are limited to once a year. Further measures follow from late 2026.

This is the biggest change to private renting in England since the Housing Act 1988. The reforms are already law, and the parts that reshape how you start, run and end a tenancy are in force now rather than pending.

Where things stand right now

After years of consultation, the reforms are on the statute book. The Bill received Royal Assent on 27 October 2025 and the Government published its implementation roadmap the following month. The changes are arriving in phases rather than all at once.

Phase one came into force on 1 May 2026, and those measures apply today. Later phases, including the property database, the ombudsman and new condition standards, follow from late 2026 onwards. Several still depend on secondary legislation and further consultation, so not every date is fixed. Where that is the case, this guide says so rather than guessing.

Measure	Status
Section 21 abolished	In force since 1 May 2026
Periodic tenancies replace ASTs	In force since 1 May 2026
Annual rent rise limit and Section 13 route	In force
Pet requests and rental bidding ban	In force
PRS database and landlord ombudsman	Phase two, from late 2026
Decent Homes Standard and Awaab's Law	Later phase, dates not yet confirmed

Almost everything below applies to the private rented sector in England. The social rented sector is being brought in separately, and housing law in Scotland, Wales and Northern Ireland is devolved.

Assorted-color concrete houses under white clouds during daytime — Photo: Unsplash

Section 21 has been abolished

The headline change is the end of Section 21 no-fault evictions. Since 1 May 2026 you can no longer use Section 21 of the Housing Act 1988 to end a tenancy without giving a reason. That route is closed for both new and existing tenancies.

To regain possession you now need a valid legal ground and you use the Section 8 process. In practice this means planning ahead. If you want your property back, you have to fit one of the defined grounds and follow the notice procedure, rather than relying on a no-reason notice.

All tenancies are now periodic

Assured shorthold tenancies have gone. Existing and most new tenancies have converted to assured periodic tenancies with no fixed end date. There is no more standard six or twelve month fixed term.

For the tenant, that means they can stay as long as they wish and can leave by giving two months' notice at any point. For you, the tenancy continues until either the tenant ends it or you obtain possession on a valid ground. If your business model relied on fixed terms and predictable renewal dates, this is the change that reshapes it most.

Brown and white concrete house under blue sky during daytime — Photo: Unsplash

Changes to Section 8 grounds for possession

Because Section 8 is now the only route, the grounds themselves have been reformed. Some have been kept, some amended, and new ones added. The grounds for serious or persistent rent arrears and for anti-social behaviour have been strengthened to make genuine cases easier to progress.

There are also grounds for landlords who need to sell the property or move themselves or a close family member in. These come with conditions. As a rule you cannot use them in the early months of a tenancy, and after using them there are restrictions on re-letting for a set period. If you think you may need vacant possession, get the specific notice periods and conditions confirmed before you serve anything, because getting the ground or the timing wrong can sink a claim.

Rent increases: once a year, via Section 13

Rent can now be increased only once in any twelve month period, and only through the revised Section 13 procedure. You serve a notice setting out the new rent and give the tenant at least two months before it takes effect. Rent review clauses that tried to bake in automatic increases no longer do the job.

A tenant who thinks the proposed rent is above market rate can challenge it at the First-tier Tribunal, which looks at what the property would command on the open market. Price increases realistically and keep comparable local evidence to back them up, rather than reaching for a figure that invites a challenge.

The new rules on pets

Tenants now have a stronger position on keeping a pet. You must consider a written request and you cannot unreasonably refuse it. You have 28 days to respond, and if you say no you have to give a genuine reason. A blanket no-pets policy is no longer safe ground.

A reasonable refusal is still possible, for example where a lease above you prohibits pets. The shift is that the starting point is consideration on the merits rather than an automatic no.

Decent Homes Standard and Awaab's Law

Two standards that already apply to social housing are being extended to private rentals. The Decent Homes Standard will set a minimum quality baseline with council enforcement behind it. Awaab's Law will set legally enforceable timeframes for dealing with serious hazards such as damp and mould once they are reported.

Both sit in the later phases. The detail and start dates are still being settled through consultation, and the Government has floated a long lead time for full Decent Homes compliance. These are not in force yet, but the direction is clear. Separately, the Government has consulted on requiring rented homes to reach EPC C by 2030, which is worth factoring into any planned works. Our guides to the EICR requirements and safety certificates cover the current baseline.

The property database and the landlord ombudsman

Two new pieces of infrastructure arrive in phase two, expected from late 2026. The first is a private rented sector database. Registration is set to be mandatory, with an annual fee and a requirement to record key property and safety information. The second is a landlord ombudsman, a redress scheme tenants can use without going to court. Membership will be mandatory for private landlords, with that requirement expected to land somewhat later.

Neither is live and the fees are not confirmed. Keep your certificates and property records in order so that enrolling is a quick job rather than a scramble. Note that the database sits alongside local licensing rather than replacing it, so landlords of licensable HMOs should expect to register in both places.

The ban on rental bidding

You and your agent can no longer invite or accept offers above the advertised rent. The property has to be listed at a set price and let at or below it. The same phase also limits how much rent you can ask for up front, restricting large advance payments.

If your agent has been using informal bidding to push rents up, that practice has to stop, and the responsibility sits with you as well as with them.

Penalties for getting it wrong

Enforcement has been sharpened alongside the new duties. From 1 May 2026 the maximum civil penalty for relevant Housing Act offences rose from £30,000 to £40,000. Government guidance points councils towards lower penalties of around £7,000 for first or minor breaches, with the full amount reserved for serious or repeated non-compliance. Councils can prosecute instead, which carries an unlimited fine.

How the rest of the UK compares

The Act applies to England only. The other UK nations moved in similar directions years ago:

Wales. Renting Homes (Wales) Act 2016, implemented in 2022. Standard contracts, longer notice for landlord-initiated termination, and the end of fixed-term assured shorthold tenancies.
Scotland. Private Residential Tenancies since 2017. No-fault evictions abolished, open-ended tenancies with statutory grounds for possession.
Northern Ireland. Private Tenancies Act 2022. Six-month minimum term, longer notice periods and a registration scheme.

If you let across multiple UK jurisdictions you are already managing parallel regimes. The Act brings England into closer alignment with the rest.

What landlords should do now

Update your tenancy paperwork. Make sure agreements reflect periodic tenancies and drop any reliance on Section 21 or fixed-term renewals.
Get your possession process right. Learn which Section 8 grounds fit your likely scenarios and the notice each requires, before you need them.
Set a compliant rent review routine. One increase a year, via a Section 13 notice, priced against real local comparables.
Have a clear pets policy. Decide how you will assess requests and respond within the 28 day window.
Tighten up condition and records. Keep gas, electrical and EPC certificates current and deal with damp, mould and hazards promptly ahead of the new standards.
Be ready to register. Keep property details and documents in one place so database sign-up is straightforward when it opens.
Check who manages your properties. A good letting agent should already be handling most of this. If yours is not, that is a reason to review.

The reforms raise the bar on compliance, and much of the day-to-day burden lands on whoever manages your lettings. AgentCheck lists 14,688 letting agents across 844 UK areas, so you can see who actually operates in your patch and how they handle the new regime. Our guide on how to switch letting agent walks through the process if you decide to move.

This guide is general information for UK landlords and is not legal advice. For specific situations, consult a property-specialist solicitor.

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