Renters’ Rights Act: what changes for landlords in England

The Renters’ Rights Act 2025 ended section 21 evictions and fixed-term assured shorthold tenancies in England on 1 May 2026. Landlords now let on rolling periodic tenancies, can raise rent once a year at most, and will have to register on a national landlord database, with ombudsman membership expected from 2028.

When does each part of the Renters’ Rights Act apply?

The Renters’ Rights Act applies in three phases, according to the government’s implementation roadmap published on 13 November 2025. Council investigatory powers started on 27 December 2025 and the main tenancy changes on 1 May 2026.

The later dates are less settled. The roadmap says the database rolls out region by region from late 2026. Draft regulations on legislation.gov.uk propose a West Midlands start on 15 December 2026 and London on 15 July 2027, but they had not been made when this page was written.

What happened to existing tenancies on 1 May 2026?

Existing assured shorthold tenancies in England became assured periodic tenancies on 1 May 2026, with no end date, and GOV.UK says no new agreement is needed.

Landlords with a written agreement had to give tenants the government’s Information Sheet by 31 May 2026. Where the agreement was verbal, tenants had to receive the key terms in writing by the same date. For the wider list of duties, from deposits to gas checks, see our guide to landlord obligations in England.

How can a landlord regain possession now?

A landlord in England can now regain possession only with a section 8 notice citing a legal ground, usually giving four months’ notice, because section 21 “no fault” notices are no longer available.

Selling or moving in cannot be used as a ground in the first 12 months of a tenancy. For rent arrears, a court generally has to grant possession only where three months’ rent is owed. A new student ground lets HMO landlords relet to full-time students each academic year, if notice is given at the start of the tenancy.

Possession also depends on the deposit having been protected in an approved scheme, or returned, with the required information given to the tenant.

What are the new rules on rent?

Rent on a tenancy in England can now rise only once a year, through the Form 4A section 13 process with at least two months’ notice.

Tenants can challenge an increase above open market rent. At the letting stage, landlords and agents cannot take rent before the agreement is signed, ask for more than one month’s rent in advance, or accept offers above the advertised rent. Rent also drives lender affordability, so check how the buy-to-let stress test works before you set a figure.

Can tenants keep pets?

Tenants in England can ask to keep a pet, and the roadmap gives landlords an initial 28 days to consider the request, with refusal allowed only for a valid reason.

Landlords also cannot refuse applicants because they receive benefits or have children.

What penalties do landlords face?

The maximum civil penalty for certain housing offences rises from £30,000 to £40,000 under the Renters’ Rights Act, the government roadmap states.

Rent repayment orders now cover more offences, and the maximum award has doubled from one to two years’ rent. Councils can also apply for orders on rent paid through Universal Credit.

Which changes are not yet confirmed?

The Decent Homes Standard for private rentals is not yet confirmed: the government proposed bringing it into force in 2035 or 2037 and is still considering consultation responses.

Awaab’s Law timescales for the private rented sector will be set after consultation. The database fee has not been announced either; the draft regulations leave it to the operator, based on its costs. These rules cover England only, and this page is general information, not legal advice.