Renters' Rights Act: what changed on 1 May 2026 and what comes next
Short answer. The Renters' Rights Act 2025 received Royal Assent on 27 October 2025. Its first phase took effect on 1 May 2026. Section 21 no-fault evictions ended, new and existing tenancies became assured periodic tenancies, rent can only rise once a year through the section 13 process with at least two months' notice, rental bidding is banned and landlords cannot require more than one month's rent in advance. Landlords must consider pet requests within 28 days and cannot discriminate against tenants with children or on benefits. Next comes the Private Rented Sector Database from 15 December 2026, the Landlord Ombudsman with membership expected in 2028, and the Decent Homes Standard from 2035. Awaab's Law timing for private rentals is still to be set.
The biggest change to private renting in England in over 30 years started on 1 May 2026. If you manage your own properties, your tenancy paperwork, rent review process and eviction options have all changed. This guide summarises what is now in force and what is still to come.
This is a summary, not legal advice. For a possession case, a disputed rent rise or anything unusual, speak to a solicitor or a landlord association.
What changed on 1 May 2026
- Section 21 abolished. You can no longer end a tenancy without a reason. Possession now needs a ground under section 8.
- Periodic tenancies. New and existing tenancies became assured periodic tenancies. Fixed terms no longer apply.
- Rent increases. Once a year only, using a section 13 notice with at least 2 months' notice. Rent review clauses no longer work.
- No rental bidding. You cannot invite or accept offers above the advertised rent.
- Rent in advance. You cannot require more than 1 month's rent in advance.
- Pets. You must consider a request, respond within 28 days and not refuse unreasonably.
- Discrimination. It is illegal to refuse tenants because they have children or receive benefits.
- Written information. New tenancies need written terms. For existing tenancies, the government information sheet had to be given by 31 May 2026.
Council investigatory powers started earlier, on 27 December 2025.
Possession grounds after section 21
The main changes landlords ask about are:
| Ground | What changed |
|---|---|
| Moving in (Ground 1) or selling (Ground 1A) | 4 months' notice. Cannot be used in the first 12 months of a tenancy. You cannot re-let or market the property for 12 months afterwards. |
| Rent arrears (Ground 8) | Mandatory threshold rises from 2 to 3 months' arrears. Notice rises from 2 to 4 weeks. |
| Anti-social behaviour | Remains available, and is one of the grounds still open where a landlord is in breach of database rules. |
A court may also refuse possession if a deposit is not protected or, once the database is live, if you are in breach of your registration duty. See the database guide.
Raising the rent
- Serve a section 13 notice, giving at least 2 months' notice.
- You can do this once a year.
- The new rent should be a market rent or lower.
- The tenant can challenge it at the First-tier Tribunal before the start date.
- The tribunal cannot set a rent above the figure you proposed.
The government has said it plans to move initial rent decisions to the Valuation Office Agency, part of HMRC. For now, challenges go to the First-tier Tribunal.
Penalties under the Act
Councils have stronger powers. The gov.uk guide sets out civil penalties of up to £7,000 for initial or minor breaches and up to £40,000 for serious, persistent or repeat breaches, or prosecution with an unlimited fine. Rent in advance breaches carry up to £5,000. Tenants can also seek rent repayment orders for more offences than before.
What comes next
| Change | Timing | Status |
|---|---|---|
| Private Rented Sector Database | 15 December 2026 to 14 November 2027, region by region | Dates announced. Regulations laid in draft. |
| PRS Landlord Ombudsman | Mandatory membership expected in 2028 | Fee not yet set |
| Decent Homes Standard for private rentals | Enforceable from 2035 | Policy statement January 2026 |
| Awaab's Law for private rentals | To be confirmed | Consultation to come |
| EPC C minimum | 1 October 2030 | Separate energy rules, policy confirmed |
Each has its own guide: the database, the ombudsman and EPC C by 2030.
Decent Homes and Awaab's Law
The Decent Homes Standard will apply to private rented homes for the first time, enforceable from 2035. It has five parts: free of category 1 hazards; in reasonable repair; core facilities; thermal comfort, including the energy efficiency minimum and a programmable heating system; and free of damp and mould. Councils are also due a power to issue penalties of up to £7,000 for serious failures, such as category 1 hazards, possibly before 2035, subject to secondary legislation.
Awaab's Law sets time limits to investigate and fix hazards such as damp and mould. The Act allows it to be extended to private rentals. The government will consult on the detail and timescales. No date has been set.
What a self-managing landlord should do now
- Check that every tenant received the information sheet or written terms.
- Stop using rent review clauses. Use section 13 notices.
- Update adverts to show a fixed asking rent and no bidding.
- Write a simple, fair pet request process.
- Check that every deposit is protected.
- Prepare for database registration in your region.
- Keep compliance records in one place. Under the new grounds, evidence matters.
Questions
Can I still use section 21?
No. Section 21 was abolished for private tenancies in England from 1 May 2026. Possession needs a ground under section 8.
Are fixed-term tenancies still allowed?
No. From 1 May 2026 new and existing private tenancies are assured periodic tenancies.
How often can I raise the rent?
Once a year, using a section 13 notice with at least 2 months' notice.
Can I ask for six months' rent upfront?
No. You cannot require more than 1 month's rent in advance.
Do I have to accept pets?
You must consider each request and respond within 28 days. You cannot refuse unreasonably.
When does the ombudsman start?
The government roadmap expects mandatory landlord membership in 2028. The fee has not been set.
Does the Act apply in Wales?
The tenancy reforms covered here apply to England. Wales has its own rules under the Renting Homes (Wales) Act.