When does the Renters' Rights Act come into force?

The Act received Royal Assent in 2025. Key provisions including Section 21 abolition and the move to periodic tenancies come into force in May 2026 for new tenancies, with existing tenancies transitioning over the following 12 months.

Can I still evict tenants after Section 21 is abolished?

Yes, but only using Section 8 grounds. The Act strengthens and expands the grounds available, including mandatory grounds for selling, moving in, and repeated rent arrears. You must follow the correct notice periods and procedures.

Do I have to allow pets under the Renters' Rights Act?

Landlords cannot unreasonably refuse a tenant's request to keep a pet. However, you can require the tenant to have pet damage insurance, and you can refuse if there's a genuine reason (such as a lease restriction on the building).

How do rent increases work under the new rules?

Rent can only be increased once per year using a Section 13 notice. The tenant can challenge the increase at a First-tier Tribunal, which will assess the market rate. You cannot include rent review clauses in tenancy agreements.

Renters' Rights Act 2025: What Landlords Must Know Before May 2026

What Is the Renters’ Rights Act?

The Renters’ Rights Act is the biggest shake-up to private renting law in England in over 30 years. It scraps ‘no-fault’ evictions. It forces all tenancies onto periodic agreements. It gives tenants new protections around pets, rent increases, and property standards.

Self-managing landlords need to understand every change. Non-compliance can trigger fines, Rent Repayment Orders, and a mark against your name on the new landlord database.

This guide covers what’s changing, what it means for your properties, and exactly what you must do before the May 2026 enforcement date.

Key Changes at a Glance

Change	Impact	When
Section 21 abolished	No more no-fault evictions	May 2026
All tenancies become periodic	No more fixed terms	May 2026
Expanded Section 8 grounds	New eviction routes	May 2026
Pets allowed by default	Can’t unreasonably refuse	May 2026
Rent increases limited	Once per year, Section 13 only	May 2026
Private Rented Sector Database	Landlord registration required	TBC (2026-2027)
Decent Homes Standard	Minimum property standards	TBC
Landlord Ombudsman	Mandatory membership	TBC

Section 21 Abolition: What It Really Means

Section 21 let you evict tenants with 2 months’ notice and no reason given. That power is gone. Completely removed under the Renters’ Rights Act.

What This Means in Practice

You cannot end a tenancy just because a fixed term expires
You must have a valid legal ground to seek possession
All possession claims go through the courts via the Section 8 route
Tenants can stay as long as they meet their obligations

This is the single biggest change. Wrap your head around it now.

How to Evict Under the New System

The Act strengthens the Section 8 notice process and gives you clear grounds to work with:

Mandatory grounds (the court must grant possession):

Ground 1: You want to sell the property (4 months’ notice, can’t use in the first 12 months)
Ground 1A: You or a family member wants to move in (4 months’ notice, can’t use in the first 12 months)
Ground 6: Major refurbishment that requires vacant possession
Ground 8: Serious rent arrears of 3 or more months
Ground 8A: Repeated rent arrears (arrears at least 3 times in 3 years)

Discretionary grounds (the court decides):

Ground 10/11: Some rent arrears
Ground 12: Breach of tenancy terms
Ground 14: Anti-social behaviour
Ground 17: Tenant provided false information

Read our full eviction guide for the step-by-step process.

Periodic Tenancies: The New Default

All assured shorthold tenancies (ASTs) become periodic. That means rolling month-to-month with no fixed end date. Fixed terms are dead.

Impact on Landlords

You cannot offer fixed-term tenancies (they convert automatically)
Tenants can leave with 2 months’ notice at any time
You cannot penalise tenants for ending early
Rent review clauses in agreements are void. Only Section 13 applies.

What to Do

Stop issuing new fixed-term ASTs after the enforcement date
Update your tenancy agreement to reflect periodic terms
Budget for higher turnover — tenants now have full flexibility to leave
Price competitively to keep good tenants in place

Losing a reliable tenant costs far more than a modest rent discount. Price accordingly.

Rent Increases Under the New Rules

The Act standardises how you can raise rent. No more creative clauses. One method only.

The New Process

Serve a Section 13 notice giving at least 2 months’ notice
You can only increase rent once every 12 months
The increase must reflect the open market rate
The tenant can challenge it at a First-tier Tribunal

What the Tribunal Considers

The Tribunal looks at what the property could reasonably fetch on the open market. One thing in your favour: they won’t set the rent higher than your proposed increase. So there’s no risk of the Tribunal raising it above your figure.

Tips for Setting Rent Increases

Check comparable rents within 1 mile on Rightmove and Zoopla
Save evidence of market rates (screenshots and agent valuations)
Smaller annual increases are easier for tenants to absorb than big jumps every few years
A good tenant who stays saves you a month or two of void costs. Factor that into your calculation.

Pet Policies

You must not unreasonably refuse a tenant’s written request to keep a pet. That’s the new rule. Blanket “no pets” clauses are finished.

Your Rights

You can require pet damage insurance (the tenant pays for it)
You can refuse if there’s a genuine reason (building lease prohibits pets or the property is unsuitable)
You must respond within 42 days. Miss that deadline and the request is automatically accepted.
You can set reasonable conditions around type, size, and number of pets

Reasonable Refusal Examples

Property is a small studio flat and the tenant wants a large dog
Superior lease explicitly prohibits animals
Tenant already has multiple pets
Property has no outdoor space for a dog

Most pet requests will be reasonable. Require the insurance and move on. Fighting every request wastes your time and goodwill.

Private Rented Sector Database

The Act creates a new PRS Database. Every landlord must register. No exceptions.

Requirements

Register every rental property on the database
Provide property details, safety certificates, and compliance information
Keep your records up to date
You cannot market or let a property without a valid registration

What This Means for Self-Managing Landlords

You’ll upload gas safety certs, EICRs, and EPCs to the system
Tenants can search the database publicly
Failing to register is a criminal offence
Local councils will use it to target non-compliant landlords

The database launch date is expected in 2026-2027. We’ll update this guide when confirmed.

Landlord Ombudsman

All landlords with tenants in England must join a government-approved Ombudsman scheme. This isn’t optional like the current redress schemes. It’s mandatory.

The Ombudsman handles tenant complaints about:

Repairs and maintenance failures
Poor landlord behaviour
Disputes about deposits and charges
Breach of tenancy terms

Key Points

Membership is mandatory
The Ombudsman can order you to pay compensation to tenants
Decisions are binding on you as the landlord
Failure to join is a criminal offence

Run a professional operation and the Ombudsman won’t trouble you. Cut corners and you’ll get caught faster than before.

Decent Homes Standard

The Decent Homes Standard now applies to private rentals for the first time. Previously it only covered social housing.

Your property must:

Be free from serious (Category 1) hazards under the HHSRS
Be in a reasonable state of repair
Have reasonably modern facilities
Provide adequate thermal comfort

Older properties are most at risk here. If your property has damp and mould issues, fix them now. Don’t wait for enforcement to begin. Remediation costs less than a Rent Repayment Order.

What You Must Do Before May 2026

Immediate Actions

Review your tenancy agreements — strip out fixed-term clauses and update eviction references
Check your gas safety certificate — make sure it’s current
Verify deposit protection — confirm every deposit is properly protected
Switch your rent increase process — use Section 13 notices only from now on
Draft a pet policy — set your conditions and insurance requirements before the first request arrives

Prepare for the Transition

Planning to sell? Use Ground 1 after the 12-month protection period expires
Got problem tenants? Start the Section 8 process now if grounds exist. Don’t wait.
Budget for longer evictions — court backlogs may get worse before they get better
Set up landlord software to keep compliance records in one place

Do all of this now. May 2026 is closer than you think.

How This Affects Your Bottom Line

The Renters’ Rights Act doesn’t kill buy-to-let profitability. But it does change the maths:

Higher compliance costs — Ombudsman fees and database registration add to your overheads
Longer void risk if you need to evict through the courts
More admin — digital records, proper notices, tighter processes
Upside: Good tenants are more likely to stay long-term under periodic tenancies. Less turnover means fewer void months and fewer letting costs.

Treat your properties like a business. Keep records. Follow the rules. Use proper tools. The landlords who do this will be fine. The ones winging it on WhatsApp and spreadsheets will get caught out.