Is section 21 abolished?

Yes. Section 21 was abolished on 1 May 2026, and the last day to serve a section 21 notice was 30 April 2026. Landlords now need a section 8 ground to end a tenancy.

Can I still have a fixed-term tenancy?

No. Since 1 May 2026, all assured tenancies in England are periodic, and existing assured shorthold tenancies became periodic automatically.

How often can I put the rent up?

Once a year at most, and not in the first 12 months, using the section 13 process with at least two months’ notice.

Can I refuse a tenant's request to keep a pet?

Only if you have a good reason. You must reply within 28 days, and any refusal must be in writing with your reasons.

When do I need to join the landlord register?

In the South East, from 15 March 2027, with a deadline of 14 June 2027, subject to Parliament approving the regulations. Other regions have different dates, starting from 15 December 2026.

Does the Renters’ Rights Act apply in Wales or Scotland?

These tenancy changes apply to England. Wales, Scotland and Northern Ireland have their own rules.

The Renters’ Rights Act: What It Means for Landlords

The Renters' Rights Act 2025 is the biggest change to renting in England in decades. Most of it came into force on 1 May 2026. Section 21 has gone, all tenancies are now periodic, and rent rises follow a set process. More changes are still to come, including the landlord register. This guide covers what has changed, what you should already have done and what's next.

Last checked 22 October 2026. General information for landlords in England, not legal advice. Rules in Wales, Scotland and Northern Ireland are different.

Key dates

Date	What happens	Status
27 October 2025	The Act becomes law (Royal Assent)	Done
30 April 2026	Last day to serve a section 21 notice	Passed
1 May 2026	Main changes come into force: periodic tenancies, section 21 abolished, new section 8 grounds, rent rules, higher fines	In force
31 May 2026	Deadline to give existing tenants the government Information Sheet	Passed
15 March to 14 June 2027	Landlord register window for the South East (other regions from 15 December 2026)	Coming, subject to Parliament
2028 (expected)	Landlords must join the new landlord ombudsman	Coming
To be confirmed	Awaab's Law (deadlines to fix damp, mould and other hazards) extended to private rentals	Consultation closes 18 December 2026
By 2035	The Decent Homes Standard applies to private rentals	Confirmed

27 October 2025

The Act becomes law (Royal Assent)

Done

30 April 2026

Last day to serve a section 21 notice

Passed

1 May 2026

Main changes come into force: periodic tenancies, section 21 abolished, new section 8 grounds, rent rules, higher fines

In force

31 May 2026

Deadline to give existing tenants the government Information Sheet

Passed

15 March to 14 June 2027

Landlord register window for the South East (other regions from 15 December 2026)

Coming, subject to Parliament

2028 (expected)

Landlords must join the new landlord ombudsman

Coming

To be confirmed

Awaab's Law (deadlines to fix damp, mould and other hazards) extended to private rentals

Consultation closes 18 December 2026

By 2035

The Decent Homes Standard applies to private rentals

Confirmed

What changed on 1 May 2026

Tenancies and ending them

•All tenancies are now periodic. Existing assured shorthold tenancies became assured periodic tenancies, and new tenancies have no fixed term.
•Section 21 has been abolished. To end a tenancy, you now need a section 8 ground.
•Tenants can leave with two months' notice.

Section 8 grounds you're most likely to use

•Selling, or moving in yourself or with family:usually 4 months' notice. You can't use these grounds in the first 12 months of a tenancy, and you can't re-let the property for 12 months afterwards.
•Rent arrears:the tenant must owe at least 3 months' rent, and the notice is 4 weeks.
•Anti-social behaviour: you can apply to court straight away.

Rent

•Rent increases:once a year at most, not in the first 12 months, using the section 13 process (Form 4A) with at least two months' notice. Tenants can challenge an increase at the First-tier Tribunal, and rent review clauses in tenancy agreements no longer work.
•No rental bidding:adverts must state the rent, and you can't invite or accept offers above it.
•Rent in advance:you can't take any before the agreement is signed, and no more than one month afterwards.

Tenants' rights

•Pets:tenants can ask to keep a pet, and you can't refuse unreasonably. Reply within 28 days, and give any refusal in writing with your reasons.
•No discrimination:you can't refuse a tenant because they receive benefits or have children.

What you should already have done

•By 31 May 2026: given every named tenant on an existing written tenancy the Renters' Rights Act Information Sheet 2026. It had to be the exact GOV.UK document, as a printed copy or an email attachment. A link wasn't enough.
•By 31 May 2026: given tenants on spoken (oral) tenancies that began before 1 May written information about the key terms.
•For every new tenancy: give written information about the key terms before the tenancy is agreed.

These deadlines have passed. If you missed them, act now: councils can fine up to £7,000.

GOV.UK: the Renters' Rights Act Information Sheet 2026

Fines and rent repayment orders

•Most new duties under the Act: fines of up to £7,000, or up to £40,000 for repeat or serious breaches.
•Licensing and HMO offences: the maximum civil penalty rose to £40,000 on 1 May 2026.
•Rent repayment orders: a tribunal can now order you to repay up to two years' rent for offences on or after 1 May 2026, up from 12 months.

What's still to come

•The landlord register (PRS Database). It opens region by region from 15 December 2026, subject to Parliament approving the regulations. In the South East, landlords must register from 15 March 2027, with a deadline of 14 June 2027. It costs £65 per property per year. See register dates for every region.
•The landlord ombudsman. Membership is expected to become compulsory in 2028.
•Awaab's Law.The government is consulting until 18 December 2026 on extending Awaab's Law to private rentals. It would set deadlines for fixing hazards such as damp and mould. No start date has been set.
•The Decent Homes Standard. It will apply to private rentals by 2035 at the latest.
•EPC C by 2030. This is separate from the Act. The government has confirmed it will require EPC C by 1 October 2030, subject to legislation. See the certificate checklist.

GOV.UK: the Renters' Rights Act roadmap

Keep your paperwork ready

Under the new rules, good records matter more. Gas, electrical and EPC certificates, deposit records and the information you gave tenants can all decide whether you can get your property back. Home+ stores every certificate next to its date and reminds you before each one is due.

Frequently asked questions

Sources

legislation.gov.uk (the Renters' Rights Act 2025 commencement regulations, SI 2026/421)
the GOV.UK Renters' Rights Act roadmap
GOV.UK grounds for possession guidance
GOV.UK rent increases guidance
the GOV.UK Information Sheet 2026
the GOV.UK consultation on extending Awaab's Law
the GOV.UK Decent Homes Standard government response

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