Renters' Right Act - information for landlords

Reforms to the private rented sector in England are bringing in new rights and responsibilities for landlords, letting agents and tenants from 1 May 2026.

As a landlord, you play an important role in delivering these reforms and will need to understand what these changes mean for you and your business. That way, you can be confident that you are complying with the law and providing your tenants with a safe, affordable and decent home.

What is the Renters' Right Act?

The Renters’ Rights Act 2025 received Royal Assent on 27 October 2025. It delivers the most significant reform of England’s private rented sector in decades. The Section 21 “no-fault” evictions will be abolished, replacing fixed-term assured shorthold tenancies with open-ended periodic tenancies. This limits rent increases to once per year, bans rental bidding wars and excessive advance rent. It strengthens protections against discrimination, and gives tenants greater security, flexibility and the right to challenge unfair rent rises. 

Landlords retain the ability to regain possession only through strengthened statutory grounds (for example: selling, moving in, arrears and anti-social behaviour). Further reforms such as a national landlord/property database and a Private Landlord Ombudsman are planned to be rolled out from late 2026 to improve standards, accountability and enforcement across the sector.

Timeline

1 January 2026

Update: A Section 21 notice cannot be used for AST’s that started on or after this date.

Action: Landlords to be aware when issuing new tenancies between 1 January 2026 and 30 April 2026.

March 2026

Update: Anticipated publication of the information leaflet for existing tenants (replaces the How to Rent Guide). This must be provided to tenants from 1 may 2026 and no later than 31 May 2026.

Action: Landlords to ensure existing tenants are issued with publication.

April 2026

Update: Guidance to be issued to tenants regarding what the legislative changes will mean for them.

Action: Tenants to understand their new legal rights and how their tenancy can be ended.

30 April 2026

Update: Last day a Section 21 notice can be served (not applicable for AST’s that commenced on or after 1 January 2026).

1 May 2026

Update: Tenancy reform measures go live.

Action: 

• Section 21 notices are abolished and ‘old-style’ Section 8 notices can no longer be used to evict tenants.
• Notice to end a tenancy must be served via a Section 8 notice using one of the specified grounds. Landlords will only be able to evict tenants when they have a valid reason.
• All existing Assured Shorthold Tenancy's (AST) automatically convert to periodic assured tenancies.
• If an existing tenancy is wholly or partly in writing, neither the landlord nor their representative will have to issue an updated statement of terms. Instead, landlords/ representatives are responsible for providing tenants with the information leaflet released in March 2026 as above. An additional written statement must also be provided if intending to use prior notice grounds - 1B, 2ZA, 2ZB, 2ZC, 2ZD, 4, 5 to 5H, 6A, or 18.
• Where an existing tenancy agreement is wholly oral, the obligation to provide a written statement of terms needs to be met. This must be provided to tenants before 31 July 2026. The statement is believed to be the same as detailed in the next point - TBC.
• For all new tenancies, landlords are required to provide a written statement setting out certain mandatory information before the tenancy agreement is signed. Current outline of this can be found on the NRLA website.
• Landlords will only be allowed to raise rent once a year via a Section 13 notice.
• Existing ‘Rent Review Clauses’ in tenancies become obsolete.
• Fair rents for all - agents and landlords cannot accept offers over the advertised rent.
• Landlords cannot discriminate against prospective tenants who receive benefits.
• Landlords cannot discriminate against prospective tenants who have children.
• Landlords cannot unreasonably deny a pet request.

Spring/summer 2026

Update: Financial penalties for Category 1 hazards introduced (in line with updated guidance)

Action: Enforcement Teams to begin action against landlords in breach.

31 May 2026

Update: Deadline for giving pre-existing tenants the tenant information leaflet (available on GOV.UK Renters' Right Act information sheet) and for notifying student tenants that you may use the new Ground 4A. Failure to do so will incur a penalty charge of £7000.

31 July 2026

Update: The last day to commence possession proceedings on Section 21 notices served on or before 30 April 2026. After this all Section 21 notices will be invalid.

Late 2026

Update: The Private Rented Sector (PRS) database is expected to roll out.

Action: Landlords to register themselves, along with property details and compliance information. It is anticipated that this will involve a phased, regional roll-out for landlords.

2027

Update: The Renters’ Rights Act reforms will be introduced to the social rented sector.

Action: All social housing providers to ensure tenancies.

2028

Update: Expected date for mandatory sign up to the PRS Landlord Ombudsman.