The Renters' Rights Act 2025 is the largest reform of the private rented sector in over thirty years. The headline changes took effect on 1 May 2026; the rest roll out across 2026 to 2028. This guide explains what has changed, when, and exactly what a landlord should do about it.
The four changes that matter most
1. Section 21 is gone
From 1 May 2026, landlords can no longer serve a Section 21 "no-fault" notice. To regain possession you must now rely on a specific Section 8 ground — rent arrears, sale of the property, moving a family member in, anti-social behaviour, and so on — and be able to evidence it.
2. Every tenancy is now periodic
Fixed-term assured shorthold tenancies are abolished. Tenancies are periodic, rolling month to month. Tenants can leave with two months' notice from day one; landlords are bound by the Section 8 grounds. A new tenant is protected from most landlord-initiated possession for the first 12 months.
3. Rent increases: once a year, by Section 13
Rent review clauses are void. To raise the rent you must use a Section 13 notice (Form 4A), give at least two months' notice, and do so no more than once a year. The increase cannot exceed open-market rent, and the tenant can challenge it at the First-tier Tribunal — which, importantly, can no longer set the rent *higher* than you proposed. See our guide to raising rent under Section 13.
4. Deposits gate your possession rights
If a deposit is not correctly protected with prescribed information served, you cannot use most Section 8 grounds. Deposit compliance has gone from a civil risk to a possession blocker.
The implementation timeline
- 28 April 2026 — last practical date to serve a Section 21 notice under the old regime.
- 1 May 2026 — Section 21 abolished; periodic tenancies and the new Section 13 process begin.
- 31 May 2026 — deadline to give every tenant the official Renters' Rights Act information sheet.
- 31 July 2026 — final date to issue court proceedings on any Section 21 notice served before 1 May.
- Late 2026 — the Private Rented Sector Database begins a phased, regional rollout.
- 2028 — mandatory sign-up to the PRS Landlord Ombudsman.
Decent Homes and Awaab's Law
The Decent Homes Standard is confirmed to apply to the private rented sector from 2035, and Awaab's Law — legally enforceable timeframes to fix serious hazards like damp and mould — will be extended to the PRS following consultation. No firm PRS date for Awaab's Law has been set yet.
What to do now
- 1Audit every deposit: confirm it is protected and the prescribed information was served. Fix any gap before you ever need to rely on a Section 8 ground.
- 2Serve the information sheet on all tenants by 31 May 2026.
- 3Switch your rent-increase process to Section 13 / Form 4A and diarise it as an annual event.
- 4Get your evidence house in order — rent ledgers, communication logs and certificates are what now win possession claims.
- 5Watch for your region's PRS Database opening and register promptly.
How Rentwire helps
The Act rewards landlords who keep clean, contemporaneous records — because possession now turns on evidence, not a no-fault notice. Rentwire keeps a dated rent ledger, tracks each tenancy's 12-month protected period and annual rent-increase window, and lets you ask your AI assistant things like "which tenancies are eligible for a Section 13 increase next month?" Good record-keeping stops being admin and becomes your legal protection.
Frequently asked questions
- Can I still evict a tenant after Section 21 is abolished?
- Yes, but only on a specific Section 8 ground that you can evidence — for example serious rent arrears, sale of the property, or moving in a close family member. Each ground has its own notice period and conditions, and the deposit must be properly protected.
- How often can I increase the rent under the Renters' Rights Act?
- Once every 12 months, using a Section 13 notice (Form 4A) with at least two months' notice. The increase must not exceed open-market rent and the tenant can challenge it at the First-tier Tribunal.
- When does the landlord database start?
- The Private Rented Sector Database begins a phased, regional rollout in late 2026. Registration will be mandatory for all private landlords, with an annual fee confirmed closer to launch.
This article is general information for UK landlords and letting agents, not legal, tax or financial advice. Rules change and individual circumstances differ — check the latest guidance from GOV.UK or a qualified professional before acting.