The Renters' Rights Act is the largest change to private renting in England in a generation. It received Royal Assent in October 2025, and its central provisions came into force on 1 May 2026. If you let property in England, the way you start a tenancy, raise the rent, and regain possession has all changed. Here is what actually happened and what it means for how you operate.
The end of Section 21
The headline change is the abolition of the Section 21 no-fault eviction. From 1 May 2026 you can no longer serve a Section 21 notice to end a tenancy without giving a reason. Notices served under the old regime had a limited window to be acted on, and after that they lapse.
In its place, the only route to possession is a ground under Section 8. That means to get your property back you have to have, and be able to prove, a specific reason that the law recognises.
Periodic tenancies replace fixed terms
Assured shorthold tenancies have gone. Every assured tenancy is now periodic, running from one rent period to the next with no fixed end date. You can no longer tie a tenant into a fixed 12-month term, and existing fixed terms converted to periodic tenancies on commencement.
The tenant can leave by giving two months' notice at any point. For landlords used to the certainty of a 12-month term, this is a real shift, and it makes the possession grounds more important, because the fixed term is no longer there to provide stability.
The new and revised possession grounds
Section 8 has been expanded to cover the situations landlords legitimately need. The grounds include serious rent arrears, sale of the property, and the landlord or a close family member wanting to move in, among others. Several grounds now come with longer notice periods than before, and some, such as moving in or selling, cannot be used in the first months of a tenancy and carry restrictions on re-letting afterwards.
The practical consequence is that possession now takes planning and evidence. If you may want to sell or move a family member in, you need to understand the relevant ground, its notice period, and its conditions before you find yourself needing it.
Rent increases
Rent increases are now governed by a single statutory process. You can raise the rent once a year, using the prescribed Section 13 form, giving the required notice. The tenant has the right to challenge an increase they believe is above the market rate at the First-tier Tribunal, and the tribunal cannot set the rent higher than you proposed.
The Act also stops some practices around money at the start of a tenancy. Inviting tenants to bid the rent above the advertised figure is banned, and you can no longer demand large sums of rent in advance.
Pets, discrimination and other tenant rights
Tenants now have the right to request a pet, and you cannot refuse unreasonably. You can require pet insurance or the cost of it to cover potential damage. The Act also makes it unlawful to refuse to let to families with children or to people receiving benefits, ending "no DSS" style restrictions in practice as well as in principle.
Property standards, the database and the ombudsman
The Act extends stronger condition requirements to the private sector and brings in the framework for Awaab's Law, which sets timescales for dealing with serious hazards such as damp and mould. It also creates a Private Rented Sector Database that landlords will have to register on, rolling out across 2026 and 2027, and a landlord ombudsman offering tenants redress without going to court, expected to be mandatory from 2028.
What to do
Review how you start tenancies, because you now need to provide a written statement of terms and cannot rely on a fixed term. Make sure you are serving current, correct notices, because the prescribed forms have changed and an incorrect notice can cost you months. Understand which possession grounds you might rely on and their conditions before you need them. And keep an eye on the database and ombudsman rollout dates so registration does not catch you out.
The Act rebalances the relationship between landlord and tenant, and it removes the simple exit that Section 21 used to provide. Operating well under it comes down to good records, correct paperwork, and knowing the grounds before you need them.
This article is general information, not legal advice. The Renters' Rights Act is being implemented in phases and detail may change. Check the current government guidance or take professional advice before acting.
