What the Renters' Rights Actmeans for landlords
The most significant change to English landlord-tenant law in 30 years. Here's what you need to know and what you need to do.
Commencement dates are not yet confirmed by statutory instrument. This page reflects the Act as passed and the government's stated implementation timetable. Check back for updates as commencement orders are published.
What's changing
Section 21 abolished
High impactNo-fault evictions are gone. Landlords can only end a tenancy using specified grounds under Section 8.
All tenancies become periodic
High impactFixed-term assured shorthold tenancies are replaced with a single system of periodic tenancies.
Rent increases restricted
Medium impactLandlords can only increase rent once per year, using a prescribed notice process. Tenants can challenge increases at a tribunal.
Bidding wars banned
Medium impactLandlords and agents cannot invite or accept offers above the advertised rent.
Decent Homes Standard — future PRS extension
Watch — not yet law in PRSThe RRA contains a framework to extend the Decent Homes Standard to the private rented sector, but it is not yet in force for the PRS.
Private Rented Sector Ombudsman
Medium impactA new mandatory Ombudsman scheme for all private landlords — not just those using agents.
Register Your Rental Property
Medium impactA new national registration service for private landlords and rental properties in England. Regional rollout begins 15 December 2026.
Pets and discrimination rules
Lower impactLandlords cannot unreasonably refuse a tenant's request to keep a pet. Blanket bans on pets, children, or benefit claimants are prohibited.
Legislative timeline
Renters (Reform) Bill introduced to Parliament under the previous government.
Labour government elected. Bill renamed the Renters' Rights Bill and relaunched with expanded scope.
Bill passed Second Reading in the House of Commons with broad cross-party support.
House of Commons Committee stage concluded. Key amendments debated and incorporated.
Renters' Rights Act received Royal Assent. Commencement regulations to follow.
Core provisions commence: abolition of Section 21, new tenancy structure, rent increase rules.
PRS Ombudsman scheme expected to go live (no confirmed date). Register Your Rental Property rollout begins 15 December 2026 — West Midlands first, then all of England over ~12 months. Decent Homes Standard extension to the PRS is a separate matter — no commencement date set; not expected before 2035.
Your pre-commencement checklist
Review all existing tenancy agreements and note which are still in a fixed term
Update your tenancy agreement template to the 2026 periodic tenancy format
Remove any Section 21 notices from your standard process — they will be invalid
Familiarise yourself with the updated Section 8 grounds and notice periods
Review your rent review process — rent review clauses in tenancy agreements become void
Check your properties against the Decent Homes Standard criteria
Remove any blanket "no pets" or "no DSS" clauses from your advertising and agreements
Register with the PRS Ombudsman when the scheme opens for registration
Register each property on Register Your Rental Property when your area enters its rollout period (from 15 December 2026)
Frequently asked questions
Quick facts
Renters' Rights Act
April 2025
Summer 2026
Abolished
Abolished
Once per year max
Related resources
Renters' Rights Act Handbook
The complete chapter-by-chapter guide to every provision of the Act.
Possession & Section 8 Handbook
Every ground, notice period, and evidence requirement under the new regime.
Starting a Tenancy Handbook
How to let a property correctly under the new periodic tenancy rules.
Assured Periodic Tenancy Agreement 2026
Updated tenancy agreement drafted for the new legislative framework.
How to Serve a Section 8 Notice
Step-by-step guide to the correct process under the new rules.
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Renters' Rights Act — legislation.gov.ukAlways verify against the current enacted text.
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