Royal Assent in October 2025 reshapes private renting in England — periodic tenancies, abolished Section 21, and a new landlord register.
England only. This guide applies to private rented property in England. Wales and Scotland have separate legal frameworks — dedicated guides will be published separately.
The Renters' Rights Act 2025 (formerly the Renters (Reform) Bill) is the most significant change to private renting in England in over 30 years. It received Royal Assent on 27 October 2025 and replaces the assured shorthold tenancy model with a system of periodic tenancies, strengthened possession grounds, and new landlord accountability measures.
For letting agents, the Act demands a fundamental review of tenancy templates, possession workflows, and client communications. Landlords who rely on Section 21 notices to regain possession must transition to Section 8 grounds before 1 May 2026.
| Measure | Date | Impact |
|---|---|---|
| Royal Assent | 27 October 2025 | Act becomes law; commencement orders follow |
| Section 21 abolished | 1 May 2026 | No new Section 21 notices; existing notices expire |
| Periodic tenancies for new lets | 1 May 2026 | New tenancies are periodic from day one |
| PRS Database registration | TBC 2026 | Mandatory before marketing a property |
| Landlord redress scheme | TBC 2026 | All private landlords must join |
From 1 May 2026, landlords in England can no longer use Section 21 of the Housing Act 1988 to evict tenants without proving a legal ground. This ends so-called 'no-fault' evictions and means every possession claim must be made under Section 8 with evidence.
New assured tenancies created on or after 1 May 2026 will be periodic from the start date. See our periodic tenancies guide for full details. Tenants can give two months' notice to leave at any time. Landlords can only end a tenancy by using a valid Section 8 ground or by mutual agreement.
The Act establishes a Private Rented Sector Database. Landlords must register themselves and each rented property before advertising it. See our PRS Database registration guide for what we know so far. Letting agents will need to verify registration status before taking on new instructions.
All private landlords in England must join a government-approved redress scheme (landlord ombudsman). See our landlord redress guide for the complaint process and agent obligations. Membership fees apply and must be factored into landlord cost projections.
Core provisions take effect in phases from 2026. The abolition of Section 21 is confirmed for 1 May 2026. Other measures — including the PRS Database and expanded possession grounds — follow on staggered commencement dates published by the government.
No. This Act applies to England only. Wales operates under the Renting Homes (Wales) Act 2016 and Scotland under the Private Housing (Tenancies) (Scotland) Act 2016. Separate guides will be published for those nations.
Existing fixed-term assured shorthold tenancies continue until their contractual end date, after which they convert to periodic tenancies under the new regime. Landlords should review each tenancy's expiry date and update renewal processes accordingly.
Yes, but only through the formal Section 13 notice procedure (or by agreement). Informal mid-term increases written into tenancy agreements will no longer be enforceable for new periodic tenancies.
The Private Rented Sector Database is a national register of landlords and rented properties in England. Registration will be mandatory before marketing a property. See our PRS Database registration guide for preparation steps.
Yes. HMO landlords must still meet licensing, room-size, and fire-safety requirements in addition to the Act's tenancy reforms. See our HMO compliance guide for the full checklist.
Blanket 'no pets' bans will no longer be enforceable. Tenants have the right to request a pet and landlords can only refuse on reasonable grounds. See our pets in rented homes guide.
General information only — not legal advice. Laws change; verify against current legislation and seek professional advice for your situation.
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