The most significant reform to residential tenancy law in over 35 years takes effect on 1 May 2026. A comprehensive guide for private landlords in England on the key changes, critical deadlines, and the decisions you need to make now.
The Renters’ Rights Act 2025 received Royal Assent on 27 October 2025. It is the most comprehensive overhaul of residential landlord-tenant law since the Housing Act 1988, and it will affect every landlord in England operating assured or assured shorthold tenancies. The main changes take effect on 1 May 2026 – and the window to prepare is now very short.
Key Dates
The End of Fixed-Term Tenancies
From 1 May 2026, all existing ASTs automatically convert overnight to Assured Monthly Periodic Tenancies (AMPTs) with no end date. Landlords do not need to reissue written tenancy agreements, but fixed-term contracts no longer give you a scheduled date on which the tenant could be required to leave. Tenants can give two months’ notice to quit from day one.
Section 21 is Abolished
The no-fault eviction route under Section 21 ends on 1 May 2026. Every eviction after that date requires a specific legal ground under the revised Section 8 framework. Landlords who served a valid Section 21 notice before 1 May 2026 may still rely on it, provided possession proceedings are issued by 31 July 2026.
Grounds for Possession — Section 8 Revised
All possession must now go through Section 8. Some grounds are mandatory (the court must grant possession if proven), others discretionary (the court decides whether possession is reasonable).
| Ground | Type | Reason | Notice |
|---|---|---|---|
| Ground 1 | Mandatory | Landlord or family needs to move in | 4 months |
| Ground 1A | Mandatory | Landlord intends to sell | 4 months |
| Ground 4A | Mandatory | Student HMO – academic year | 2 months |
| Ground 8 | Mandatory | 3 months’ rent arrears | 4 weeks |
| Ground 10 | Discretionary | Some rent arrears | 2 weeks |
| Ground 12 | Discretionary | Breach of tenancy terms | 2 weeks |
| Ground 14 | Discretionary | Anti-social behaviour | Immediate |
| Ground 7A | Mandatory | Serious criminal behaviour | 4 weeks |
For all grounds except 7A and 14, a court will not grant possession unless the deposit is held in an authorised tenancy deposit scheme, or has been returned to the tenant. Remedy any gaps before serving any Section 8 notice.
Rent Increases
Rent can only be increased once every 12 months via the formal Section 13 procedure, with two months’ written notice. Contractual rent review clauses become unenforceable. Tenants may challenge increases at the First-tier Tribunal, which can confirm or reduce – but never increase – the rent. Upfront rent is capped at one month. Accepting bids above the advertised rent is unlawful.
Pets & Tenant Protections
Tenants have a statutory right to request permission to keep a pet. Landlords must respond within 28 days and cannot unreasonably refuse. Blanket “no pets” clauses are unenforceable. The Act also prohibits refusing tenants because they have children or receive benefits – “no DSS” and “no children” policies are now unlawful.
The Mandatory Information Sheet — Deadline 31 May 2026
Every landlord with an existing written assured tenancy must serve the official government Information Sheet on each named tenant between 1 and 31 May 2026. Only the version downloaded directly from the government website is valid. Service should be by post or hand where email is not permitted under the tenancy. Retain clear evidence of service. Failure risks a fine of up to £7,000.
The PRS Database & Ombudsman Scheme
A national PRS Database will become compulsory from late 2026. Registration will be required to serve valid possession notices under most Section 8 grounds. A mandatory Ombudsman Scheme is expected by 2028. Fines range from £7,000 to £40,000 for serious or repeated breaches.
Landlord Action Checklist
Sources: Renters’ Rights Act 2025 (c.26), legislation.gov.uk · BCLP Law · Burges Salmon · Charles Russell Speechlys · The Independent Landlord · Wedlake Bell · UK Government Implementation Roadmap, November 2025.
Need Advice?
If you have questions about how these changes affect your property, valuations, or rural lettings, Rupert Geering is here to help.