Renters' Rights Act 2025: s21 Abolition, Periodic Tenancies, Compliance
Renters' Rights Act 2025 for landlords in England: periodic tenancies, no section 21 from 1 May 2026, possession grounds, rent rules and what comes next.
Overview
The Renters' Rights Act 2025 received Royal Assent on 27 October 2025. Its first phase came into force on 1 May 2026: section 21 "no-fault" evictions ended, and most existing assured shorthold tenancies in England automatically became assured periodic tenancies on that day, whatever their fixed term said (GOV.UK landlord guide).
The government's implementation roadmap (13 November 2025) sets out what follows: the private rented sector Database from late 2026; mandatory membership of a PRS Landlord Ombudsman, expected in 2028; and the Decent Homes Standard and Awaab's Law for private renting in a third phase with dates to be confirmed. The tenancy reforms apply to social housing from 2027.
The tenancy and possession changes apply in England. Wales and Scotland have their own tenancy law, but the Act's bans on discrimination against renters with children or on benefits include Welsh and Scottish provisions (Part 1, Chapters 4 and 5).
Before and after 1 May 2026
| Feature | Before | Now / planned | Notes |
|---|---|---|---|
| Tenancy type | Assured shorthold tenancy (AST), usually with a fixed term | Assured periodic tenancy, rolling with a rent period of no more than a month | From 1 May 2026. Existing ASTs and assured tenancies automatically became periodic on that date; any end date no longer applies. New ASTs cannot be created. |
| No-fault eviction (section 21) | Available | Abolished | No section 21 notice can be served from 1 May 2026. A notice served by 30 April 2026 had to be used to start court proceedings by the earlier of its expiry and 31 July 2026. |
| Possession | Section 21 or section 8 | Section 8 only, on a statutory ground, using Form 3A | Notice is usually at least 2 months and up to 4 months depending on the ground. |
| Tenant leaving | Depends on the fixed term and agreement | Tenant can give 2 months' notice at any time | A shorter period can be agreed in writing. |
| Rent increases | Rent review clause, agreement or section 13 notice | Section 13 notice on Form 4A only, once a year, not in the first 12 months | At least 2 months' notice. Tenant can ask the First-tier Tribunal to set the open market rent. |
| Rent in advance and bidding | Not restricted | No rent before the agreement is signed; then at most 1 month (or 28 days). No accepting or encouraging offers above the advertised rent | Rental bidding fines up to £7,000 for a first offence. |
| Deposits | 5 weeks' rent (annual rent under £50,000) or 6 weeks (£50,000 or more) | Unchanged | Holding deposit up to 1 week's rent. Deposits must be protected in an approved scheme. |
| Pets | Landlord could refuse | Tenant can ask in writing; landlord has 28 days to respond and cannot refuse without a fair reason | Pet damage can be met from the deposit. |
| Children and benefits | Equality Act 2010 only | Unlawful to discriminate against renters who have children or receive benefits | Penalties up to £7,000 (RRA 2025 s.40). |
| PRS Database | None (local licensing only) | Mandatory landlord and property registration | Roll-out from late 2026, with an annual fee to be confirmed. |
| PRS Landlord Ombudsman | None for landlords | Mandatory membership | Expected in 2028. |
| Decent Homes Standard and Awaab's Law | HHSRS only | To be applied to the private rented sector | Dates to be confirmed. The Decent Homes Standard consultation proposed 2035 or 2037. |
Sources: GOV.UK landlord and tenant guidance, MHCLG roadmap, and the Act (ss.40, 66, 90, 91).
Possession grounds landlords use most
Since 1 May 2026 a private landlord can only end a tenancy with a section 8 notice on Form 3A, setting out the ground and the reasons it applies. Mandatory grounds mean the court must order possession if the ground is proved; discretionary grounds leave it to the court. Most grounds also require the deposit to have been protected. From the MHCLG grounds guidance:
- Ground 1 - you or close family moving in (mandatory): 4 months' notice; cannot take effect in the first 12 months of a tenancy.
- Ground 1A - selling (mandatory): 4 months' notice; same 12-month protected period. After relying on Ground 1 or 1A you must not re-let or market the property for letting during the restricted period (Housing Act 1988 s.16E); councils can impose penalties of up to £40,000.
- Ground 4A - student HMOs (mandatory): recovers a student HMO for the next academic year, where prior notice was given at the start of the tenancy.
- Ground 7A - severe antisocial or criminal behaviour (mandatory).
- Ground 8 - rent arrears (mandatory): at least 3 months' rent owed (13 weeks if paid weekly or fortnightly) when notice is given and at the hearing; 4 weeks' notice.
- Grounds 10 and 11 - any arrears and persistent late payment (discretionary).
If the tenant does not leave, you apply to the county court: online through Possession Claim Online for rent-only claims, or on paper (forms N5 and N119) for other grounds (GOV.UK possession guide).
Rent increases: the section 13 process
Rent can only go up once a year, not in the first 12 months of a tenancy, and only by serving Form 4A with at least 2 months' notice. The process applies even where the tenant has agreed the increase. If the tenant thinks the proposed rent is above the open market rent, they can ask the First-tier Tribunal to decide what it should be. A year must pass after the last increase took effect, including an increase made before 1 May 2026 by Form 4 or a rent review clause (GOV.UK).
What is still to come
PRS Database (from late 2026)
Registration will be mandatory for all private landlords, with an annual fee to be confirmed. The roadmap expects landlords to record their contact details, each property's details and its gas, electrical and energy performance certificates. The Act sets penalties of up to £7,000 for a breach and £40,000 for an offence (s.91) and restricts possession where the database rules are not met (s.90).
PRS Landlord Ombudsman (expected 2028)
Membership will be mandatory and landlord-funded. The roadmap says the scheme follows the Database and that landlords will be given notice before joining becomes compulsory.
Decent Homes Standard and Awaab's Law (dates to be confirmed)
The consultation on a Decent Homes Standard for private renting proposed it come into force in 2035 or 2037; the government will consult separately on applying Awaab's Law timescales for serious hazards to private landlords. Until then, existing repair duties and the Housing Health and Safety Rating System continue to apply.
Landlord checklist
- Check every existing tenant received the government Information Sheet (due by 31 May 2026), and that new tenancies give the required written information.
- Remove fixed-term and rent review clauses from templates: neither works for assured tenancies now.
- Keep rent records, communications and evidence from the start of each tenancy, because possession needs a proved ground.
- Diary rent reviews: Form 4A, at least 2 months' notice, no more than once a year.
- State a fixed rent in every written advert and do not take offers above it.
- Have a written approach to pet requests that can meet the 28-day response time.
- Watch for the Database opening in your area from late 2026.
Related guides and calculators
- UK landlord tax guide - rental income tax, Section 24 mortgage interest restriction, allowable expenses.
- Section 24 calculator - mortgage interest restriction impact.
- FHL abolition guide - the end of the Furnished Holiday Lettings tax regime from 6 April 2025.
- UK Rent-a-Room relief - letting a room in your own home (separate from the Renters' Rights Act regime).
- UK Stamp Duty rules guide - SDLT higher rates for additional residential property.
- UK CGT rules guide - Capital Gains Tax on residential property disposals.
- UK estate agent pay - profession context for lettings agents.
- Mortgage affordability calculator - buy-to-let affordability.
Frequently asked questions
What is the Renters' Rights Act 2025 and when did it start?
The Renters' Rights Act 2025 received Royal Assent on 27 October 2025. Part 1, which ends assured shorthold tenancies and section 21 evictions, came into force on 1 May 2026 for private landlords in England. The government's roadmap brings in the private rented sector Database from late 2026, mandatory Landlord Ombudsman membership in 2028, and the Decent Homes Standard and Awaab's Law for private renting on dates still to be confirmed. The tenancy reforms reach social housing from 2027. Most of the Act applies to England; its bans on discrimination against renters with children or on benefits also have separate provisions for Wales and Scotland.
What happened to my existing tenancy on 1 May 2026?
Most existing assured shorthold tenancies automatically became assured periodic tenancies on 1 May 2026, whether or not their fixed term had ended. Any end date in the agreement no longer applies, and landlords did not need to do anything for the change to take effect. Landlords with a written tenancy agreement had to give each existing tenant the government Information Sheet by 31 May 2026. New tenancies from 1 May 2026 are periodic from the start and cannot have a fixed term.
Can I still use a section 21 notice?
No. No section 21 notice can be served from 1 May 2026, even if the tenancy agreement says it can. A notice served on or before 30 April 2026 could only be used if court proceedings were started by the earlier of the date the notice ran out and 31 July 2026. To end a tenancy now you must serve a section 8 notice on Form 3A, relying on one or more statutory grounds, and give the notice period that ground requires.
What are the main possession grounds for private landlords?
Ground 1 (you or a close family member moving in) and Ground 1A (selling) need 4 months' notice and cannot be used to end a tenancy in its first 12 months. After relying on either, you must not re-let or market the property for letting during a restricted period (Housing Act 1988 s.16E); breaches can bring a penalty of up to £40,000. Ground 8 is the mandatory rent-arrears ground: at least 3 months' rent owed (13 weeks if rent is weekly or fortnightly) both when notice is given and at the hearing, with 4 weeks' notice. Ground 4A lets landlords of student HMOs recover possession for the next academic year, if prior notice was given. Ground 7A covers severe antisocial or criminal behaviour.
How can I increase the rent?
Only through the section 13 process on Form 4A, giving at least 2 months' notice, once a year, and not in the first 12 months of a tenancy. You must use the process even if the tenant has agreed the increase, and rent review clauses no longer work. If the tenant thinks the new rent is above the open market rent they can ask the First-tier Tribunal to decide it. You cannot raise the rent until a year after the last increase took effect, even if that increase was before 1 May 2026.
Do I have to register on the new landlord database?
Yes, once it opens. The roadmap says the private rented sector Database rolls out from late 2026, that sign-up will be mandatory for all private landlords, and that there will be an annual fee confirmed closer to launch. Landlords are expected to record contact details, property details and gas, electrical and energy performance certificates. Under the Act, local councils can impose penalties of up to £7,000 for a breach and up to £40,000 for an offence (s.91), and possession is restricted where the database requirements are not met (s.90).
Do Awaab's Law and the Decent Homes Standard apply to private landlords yet?
Not yet. The Act provides for both, but the roadmap puts them in a third phase with dates to be confirmed. The government consulted on a Decent Homes Standard for private renting between July and September 2025, proposing it come into force in 2035 or 2037, and will consult on how and when Awaab's Law timescales for fixing serious hazards apply to private landlords. Existing duties, including the Housing Health and Safety Rating System, still apply.
Can I refuse a pet?
A tenant can ask in writing to keep a pet and you have 28 days to respond, which can be extended if you ask for more information. You cannot refuse without a fair reason. GOV.UK gives examples of reasons that may be reasonable (another tenant has an allergy, the property is too small, the animal is illegal, a superior lease forbids pets) and reasons that usually are not (not liking pets, general worries about damage). If you refuse, explain why in writing. Damage caused by a pet can be met from the deposit.
What discrimination rules does the Act add?
Landlords and letting agents must not do anything to make a tenant less likely to rent a property, or prevent them renting it, because they have children or receive benefits. That covers withholding information about a property, stopping a viewing or refusing a tenancy. Local councils can impose penalties of up to £7,000 (RRA 2025 s.40). Equality Act 2010 protections continue alongside.
When does the Landlord Ombudsman start?
The roadmap expects landlords to be required to join the PRS Landlord Ombudsman in 2028, once the Database is in place, with landlords funding it through a charging model to be confirmed and given notice before membership becomes mandatory. The Act lets councils impose penalties of up to £7,000 for failing to join an approved redress scheme, and up to £40,000 for an offence (s.66).