Renters' Rights Act in England: changes and dates
Last updated 26 Oct 2026
For private landlords in England, most of the Renters' Rights Act 2025 took effect on 1 May 2026: section 21 no-fault evictions ended and tenancies became assured periodic tenancies. This page covers England only; Scotland, Wales and Northern Ireland have their own law.
The dates
| Date | What happened or happens | Source |
|---|---|---|
| 27 October 2025 | The Act received Royal Assent | GOV.UK |
| 1 May 2026 | Tenancy reform in Chapter 1 of Part 1 took effect for private assured tenancies, plus rules on advertised rents, discrimination against prospective tenants and student accommodation | SI 2026/421 |
| 31 May 2026 | Deadline to give existing tenants the written information or Information Sheet | How to Rent guide withdrawn |
| 31 July 2026 | Last day to use a section 8 or section 21 notice given before 1 May 2026 | GOV.UK |
| 15 December 2026 | The landlord registration service is due to start in the West Midlands, with other regions monthly to 15 August 2027 | GOV.UK |
The commencement dates come from the Renters' Rights Act 2025 (Commencement No. 2 and Transitional and Saving Provisions) Regulations 2026, made on 16 April 2026. The database regulations were still a draft when this page was checked.
What changed on 1 May 2026
- Section 21 notices can no longer be given for new or existing tenancies, says GOV.UK. The explanatory note to SI 2026/421 says section 21 is repealed by section 2(b) of the Act.
- The explanatory note also says all tenancies under the Housing Act 1988 are now assured periodic tenancies, and fixed-term and shorthold tenancies are abolished.
- Existing written tenancy agreements did not need to be changed or re-issued. See do I need a new tenancy agreement after 1 May 2026?
- Rent increases are limited to once a year. Section 13 of the Housing Act 1988 ties the next increase to 52 weeks after the previous one took effect. See rent increases by nation. Use the Form 4A rent increase notice from GOV.UK's assured tenancy forms.
- Tenants can ask in writing to keep a pet, and the landlord must reply within 28 days and not refuse unreasonably. See pets in rented homes.
- Rent cannot be taken before the tenancy agreement is signed, and then at most the first month's rent before the tenancy starts. See rent in advance, holding deposits and tenant fees.
- A landlord who wants possession must use the updated section 8 grounds on Form 3A. See how possession works now.
- Regulation 7 says a rent increase under section 13 cannot take effect within 52 weeks of a rent review increase made before 1 May 2026.
- Regulation 3 also brought in the offence-related rules in the Act, including unlawful eviction penalties (section 58) and wider rent repayment orders (sections 98 and 103 to 106). The wider rent repayment rules apply only to offences committed on or after 1 May 2026.
What is still to come
- Landlord registration. GOV.UK says the "Register your rental property" service launches on 15 December 2026, starting in the West Midlands, with other areas added in stages. Each area gets a three-month window to register, and landlords actively letting property must be registered by 14 November 2027. See landlord registration by nation.
- Region order. The draft database regulations list West Midlands first on 15 December 2026, then East of England on 15 January 2027, East Midlands on 15 February 2027, and the other regions monthly to 15 August 2027.
- Awaab's Law. Section 60 is not in force yet. The government is consulting on extending Awaab's law to private renting until 18 December 2026, and regulations must follow. See damp and mould: what landlords must do.
- Decent Homes Standard. The government's policy statement sets 2035 for private rented homes; the regulations are not yet made. Councils can already fine up to £7,000 for a category 1 hazard from 22 June 2026. See the Decent Homes Standard for private rented homes.
- Ombudsman. The government's roadmap expects landlords to have to join the PRS Landlord Ombudsman in 2028, with notice first; no regulations require it yet. See the PRS Landlord Ombudsman and Database.
Dates for these later phases can move, so check the official page before you rely on one.
What to check this week
- Did every tenancy get its written information or Information Sheet? The deadline for existing tenancies was 31 May 2026. Gov.uk says a landlord could be fined up to £7,000 for not providing it.
- Do you have any old possession notice still in play? It could not be used after 31 July 2026.
- Are your safety certificates in date? The Act did not change them. See gas safety and EICR.
Related guides: tenancy deposit protection, smoke and carbon monoxide alarms and EPC rules.
Track the dates with Letbook
Letbook is a compliance tracker for private landlords. It holds your gas safety and electrical report dates and certificate files per property and emails you before they lapse. It adds a PRS database registration item to each property in England, marked as not open yet. It does not track Renters' Rights Act notices. Sign up free.
Sources
- Renters' Rights Act 2025, legislation.gov.uk
- Renters' Rights Act 2025 (Commencement No. 2 and Transitional and Saving Provisions) Regulations 2026, legislation.gov.uk
- Guide to the Renters' Rights Act, GOV.UK
- Giving notice of possession to tenants before 1 May 2026, GOV.UK
- Assured tenancy forms from 1 May 2026, GOV.UK
- Stronger protections and greater confidence for renters, GOV.UK
- Housing Act 1988, section 13, legislation.gov.uk
- Private Rented Sector Database Regulations 2026 (draft), legislation.gov.uk
Facts checked on 25 October 2026; the Decent Homes Standard and Ombudsman lines on 26 October 2026. This page is general information, not legal advice.