The Renters' Rights Act: what changes for landlords and when
Updated . Checked against official sources.
Most of the Renters' Rights Act 2025 came into force on 1 May 2026. Section 21 "no fault" evictions ended, every private tenancy became periodic, and new rules arrived for rent rises, pets, bidding and discrimination, backed by council fines of up to £40,000. The landlord register, an ombudsman and new housing standards follow.
Timeline: what's in force and what's next
| Date | Change | Status |
|---|---|---|
| 27 October 2025 | The Act becomes law | Done |
| 27 December 2025 | New council powers to investigate landlords | In force |
| 1 May 2026 | Section 21 abolished, periodic tenancies, new possession grounds, rent rules, pets, bidding and discrimination bans, higher fines | In force |
| 31 May 2026 | Deadline to give existing tenants the information sheet | Passed |
| 15 December 2026 to 14 November 2027 | Landlord register opens region by region | Planned |
| 2028 (expected) | Landlords must join the new ombudsman | No date set |
| 2035 | Decent Homes Standard applies to private rented homes | Confirmed |
| Not set | Awaab's Law (hazard repair deadlines) extended to private renting | Consultation closes 18 December 2026 |
What happened to section 21 and fixed terms?
From 1 May 2026, you can't end a private tenancy with a section 21 notice, and assured shorthold tenancies became assured periodic tenancies with no fixed end date. The tenancy carries on until the tenant gives notice, which is 2 months, or you get possession on one of the grounds in the Act.
How do I get my property back now?
- To sell or move in: 4 months' notice, and not in the first 12 months of the tenancy.
- Rent arrears: the mandatory ground now needs at least 3 months' rent owed, with 4 weeks' notice.
- Anti-social behaviour: you can start proceedings straight away.
- Once the register is live: a court generally can't give you possession if you or the property aren't registered.
What are the new rules on rent?
- Rent increases: once a year, using a section 13 notice with at least 2 months' notice. Rent review clauses in the tenancy no longer work. Tenants can challenge an increase at the First-tier Tribunal, which can't set a rent higher than you asked for.
- No bidding: you must advertise an asking rent and can't ask for, encourage or accept offers above it.
- Rent in advance: no more than 1 month's rent before the tenancy starts.
What else do landlords have to do differently?
- Pets: tenants can ask in writing to keep a pet, and you can't unreasonably refuse. You must reply in writing within 28 days.
- No blanket bans: you can't refuse tenants because they have children or receive benefits. You can still check affordability.
- Written terms: new tenancies need a written statement of terms before they're agreed, and the How to Rent guide has been withdrawn.
- Existing tenants: needed the information sheet by 31 May 2026.
- The landlord register: every landlord and let property must be registered, at £65 a property a year. How to register.
What are the penalties now?
- Most breaches
- Council fine of up to £7,000.
- Serious or repeated breaches
- Up to £40,000, or prosecution instead.
- Rent repayment orders
- Tenants or councils can now claw back up to 24 months' rent, up from 12, including from superior landlords and company directors.
- Councils must enforce
- The Act puts councils under a duty to enforce, and gave them new investigation powers.
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Questions landlords ask
When did the Renters' Rights Act come into force?
It became law on 27 October 2025. Most of the changes for private landlords, including the end of section 21, started on 1 May 2026. The landlord register, ombudsman and Decent Homes Standard come later.
Can landlords still use section 21?
No. Section 21 notices can't be served for private tenancies from 1 May 2026. You need one of the possession grounds in the Act, such as selling, moving in or rent arrears.
How often can I put the rent up?
Once a year, with a section 13 notice giving at least 2 months' notice. The tenant can challenge it at the First-tier Tribunal.
Can I still have fixed-term tenancies?
No. Private tenancies are now periodic. Tenants can leave with 2 months' notice.
Can I refuse a tenant's pet?
Only with a good reason. You must answer a written request within 28 days and can't unreasonably refuse.
What are the fines under the Renters' Rights Act?
Up to £7,000 for most breaches and up to £40,000 for serious or repeated ones, plus rent repayment orders of up to 24 months' rent.