The short answer is: it’s already law.
The Renters’ Rights Bill received Royal Assent on 27 October 2025, making it the Renters’ Rights Act 2025. The Act delivers sweeping reforms for England’s 11 million private renters, most notably ending Section 21 “no-fault” evictions.
But the Act becoming law and the reforms taking effect are two different things. The Government confirmed on 13 November 2025 that the major changes will be implemented in three phases, with the first — and most significant — arriving on 1 May 2026.
This guide draws on our experience buying and managing tenanted properties. It’s intended as general information — not legal advice. For advice on your specific situation, we’d always recommend speaking to a qualified solicitor or housing law specialist.
The Three-Phase Implementation Roadmap
According to the Government’s official Implementation Roadmap, the Act’s provisions will roll out as follows:
Phase 1 — 1 May 2026: The “Big Bang”
This is the main commencement date. On this single day, the core tenancy reforms take effect for all tenancies — both new and existing:
- Section 21 “no-fault” evictions are abolished
- Assured shorthold tenancies (ASTs) are abolished
- All existing ASTs automatically convert to open-ended assured periodic tenancies
- New Section 8 grounds for possession take effect
- Rent increase rules tighten (two months’ notice, once per year, via Section 13 only)
- Bidding wars banned — landlords cannot ask above the advertised rent
- Tenants gain the right to request pets
- 12-month “protected period” begins for certain possession grounds
(Note: some provisions came into force earlier. Local authority investigatory powers took effect on 27 December 2025, giving councils new powers to inspect properties and demand documents from landlords.)
Phase 2 — Late 2026 Onwards
- Private Rented Sector Database: Mandatory registration for all landlords, rolling out regionally from late 2026.
- Private Rented Sector Ombudsman: A free, independent dispute resolution service. The Government expects it to be operational by around 2028.
Phase 3 — Dates to Be Confirmed (Consultation Required)
- Decent Homes Standard for private rentals: Extending the standard that currently applies to social housing into the private rented sector. Subject to consultation.
- Awaab’s Law for private landlords: Time-limited repair duties for health hazards (already in force for social housing since October 2025). Extension to the private sector requires further consultation.
For full details, see the GOV.UK Guide to the Renters’ Rights Act and the House of Commons Library briefing.
The End of Section 21: What It Really Means
Section 21 let landlords end tenancies without giving a reason – usually with two months’ notice. That option is disappearing for good.
Under the Renters’ Rights Act 2025:
- From 1 May 2026, no new Section 21 notices can be served.
- Section 21 notices served before 1 May 2026 remain valid — but only if the landlord commences possession proceedings by 31 July 2026 (three months from the commencement date). After that deadline, any outstanding Section 21 notices lapse.
- All tenancies — new and existing — become open-ended assured periodic tenancies from 1 May 2026.
- Section 8 becomes the sole route to regain possession.
This isn’t a mere paperwork shuffle. It’s a real power shift – tenants won’t face eviction without reason, but landlords can still regain their property when there’s a legitimate ground to do so.
Since the Act received Royal Assent, we’ve seen a significant increase in landlords contacting us about selling tenanted properties rather than navigating the new eviction framework. For many, a clean cash sale is simpler than adapting to the changed landscape.
Understanding the New Eviction Path: Section 8 Grounds
Without Section 21, landlords must use Section 8 of the Housing Act 1988 – proving a recognised ground for possession. The Act reforms and expands the available grounds significantly.
Key Mandatory Grounds (Court Must Grant Possession If Proven):
- Ground 1 – Landlord or family moving in: Covers the landlord, their parent, grandparent, sibling, child, or grandchild. Requires 4 months’ notice. Cannot be used within the first 12 months of the tenancy.
- Ground 1A – Selling the property (new ground): Landlord must prove genuine intent to sell. Requires 4 months’ notice. Cannot be used within the first 12 months. Landlord is restricted from re-letting the property after the tenant vacates.
- Ground 6 – Major redevelopment: Landlord intends to demolish or substantially reconstruct the property and the work cannot be done with the tenant in situ.
- Ground 8 – Serious rent arrears: Tenant must owe at least 3 months’ arrears (increased from 2 months under the old rules) at both the notice stage and the hearing. Requires 4 weeks’ notice.
- Ground 7A/14 – Anti-social behaviour: Expedited process available in serious cases. Wider definition of qualifying behaviour.
- Ground 4A – Student accommodation (new ground): For HMOs let to full-time students, aligned with the academic year (June–September).
Key Discretionary Grounds (Court Weighs the Evidence):
- Ground 10 – Some rent arrears (present at notice or hearing).
- Ground 11 – Persistent late rent payments.
- Ground 12 – Breach of tenancy terms.
- Ground 15 – Damage to furnished property beyond normal wear.
For a full list of all grounds and their notice periods, see the GOV.UK guidance for landlords on grounds for possession.
Major Wins for Tenants: Security, Pets and Standards
Security of Tenure
Tenants can now remain indefinitely unless the landlord proves a Section 8 ground. No more automatic ends to fixed-term tenancies. Tenants can leave at any time by giving two months’ notice (or less if the tenancy agreement specifies a shorter period).
Pet Protections
Tenants have a new right to request permission to keep a pet. Landlords can only refuse if there’s a reasonable ground (such as a property-level restriction in a head lease). Where pets are permitted, the landlord can require the tenant to obtain pet insurance to cover potential damage.
Repairs and Home Standards
The Act lays the groundwork for raising standards across all private rentals, though these provisions arrive in later phases:
- Awaab’s Law (time-limited repair duties for health hazards like damp and mould) is already in force for social housing. Extension to private landlords will follow after consultation (Phase 3).
- The Decent Homes Standard will eventually apply to all private lets — but this is a longer-term reform requiring consultation (Phase 3).
- The PRS Ombudsman (a free alternative to court for resolving disputes) is expected to launch around 2028 (Phase 2).
Rent Increase Rules: Transparent and Fairer for All
The Act tightens controls on rent increases from 1 May 2026:
- Landlords can only increase rent once per year.
- Increases must be via a Section 13 notice (using the new Form 4A), giving at least two months’ notice.
- Tenants can challenge increases they consider unfair at the First-tier Tribunal, which will cap the rent at market rate.
- Bidding wars are banned: landlords and agents cannot ask for or accept rent above the advertised amount.
- Landlords cannot require more than one month’s rent in advance.
Pro tip: If you’re a landlord planning a rent increase, start gathering market evidence now — comparable listings from Rightmove and Zoopla — so you can justify your increase if challenged at tribunal. Tenants, use the same tools to check whether a proposed increase is in line with local market rates.
Landlord Impacts: Compliance, Costs and Staying in the Game
Let’s be straight – this Act tilts the balance towards tenants. But landlords aren’t out in the cold, and those who prepare now will be in the strongest position.
What You Must Do Before 1 May 2026
- Review all current tenancy agreements — fixed terms are ending.
- Serve any Section 21 notices you intend to rely on before 30 April 2026 (and commence proceedings by 31 July 2026).
- Prepare for the new rent increase process (Section 13 with two months’ notice).
- Provide the government-published Information Sheet to existing tenants by 31 May 2026 (to be published by March 2026).
- For verbal tenancy agreements, prepare a written summary of main terms by 31 May 2026.
What’s Coming Later
- Register on the PRS Database when it launches (late 2026). Registration will be mandatory, and failure to register will prevent landlords from using certain Section 8 grounds.
- Meet the Decent Homes Standard once it’s extended to private rentals (Phase 3, date TBC).
Potential Challenges
Court backlogs are a genuine concern. Possession claims through Section 8 are more complex than Section 21 was, and current county court waiting times can exceed six months. The Government has committed to funding court digitisation and capacity improvements, but the practical impact remains to be seen.
Opportunities Ahead
Quality properties with fair rents will attract the best long-term tenants. For landlords who maintain their properties well and treat tenants fairly, the reforms may actually reduce turnover and void periods.
If selling appeals, we at Property Rescue buy rental homes fast, even with tenants in situ. In our experience, many landlords who come to us after the Act was announced simply prefer the certainty of a clean cash sale over adapting to a new regulatory environment. Get a free cash offer here.
Final Thoughts:
The Renters’ Rights Act 2025 is the most significant reform to England’s private rented sector in nearly 40 years. It rebalances the landlord-tenant relationship — giving renters greater security while preserving landlords’ rights to regain their properties for legitimate reasons.
The key date is 1 May 2026. Whether you rent or let, preparation now is essential.
For the latest official guidance, see:
- UK: Guide to the Renters’ Rights Act
- UK: Implementation Roadmap
- The Act in full (legislation.gov.uk)
- House of Commons Library: Renters’ reform in England
If you’re a landlord considering your options, chat to us at Property Rescue. We’ve spent 20 years buying tenanted properties and can help you make the right decision for your circumstances. Get in touch here.
