Renters' Rights Act 2025
What is the Renters' Rights Act 2025, and what does it change?
The Renters' Rights Act 2025 is the biggest change to private renting in England in a generation, and its main tenancy rules are now in force: they took effect on 1 May 2026. Since that date, Section 21 no-fault evictions have ended, fixed-term assured shorthold tenancies have become rolling periodic tenancies, and rent increases are limited to once a year through a set process. Other parts, including a Private Rented Sector Database and a landlord Ombudsman, are still to be switched on. This guide is a plain-English map of what has changed, what is still coming, and where to read more on each piece.
This is an overview for England. The rules are different in Wales, Scotland and Northern Ireland, and a handful of measures in the Act are still being commenced, so if you are reading this after July 2026, confirm the current position on GOV.UK for the dates that apply to you. Nothing here is legal advice.
The end of Section 21
The headline change has happened. Since 1 May 2026, landlords in England can no longer serve a Section 21 notice, the route that let them end a tenancy without giving a reason. Ending a tenancy now relies on a valid ground under Section 8, supported by the correct notice and evidence. Notices served before that date can be governed by transitional rules with their own deadlines. For the detail, see our guide to when Section 21 was abolished and what replaced it.
Fixed terms become periodic tenancies
Assured shorthold tenancies with a fixed term have been replaced by rolling, periodic tenancies. Instead of a term that ends on a set date, a tenancy now continues from one rent period to the next until either side ends it properly. A tenant can usually end it by giving two months' notice, and a landlord uses a ground for possession where one applies. Most existing tenancies converted across on 1 May 2026 without a new agreement being signed. For how these work day to day, see what a periodic tenancy is under the Renters' Rights Act 2025.
New rules on rent increases and rent in advance
For most private assured tenancies, rent can now be increased only once a year and must follow the statutory process, with tenants able to challenge an increase at the First-tier Tribunal. There is also a cap on rent in advance: as a general rule a landlord cannot ask for more than one month's rent up front, and cannot require any rent before the tenancy agreement is signed. We cover the mechanics in how a landlord can increase rent under the Renters' Rights Act 2025.
A new database and an Ombudsman, still to come
Some of the best-known parts of the Act are not operating yet. It makes provision for a Private Rented Sector Database, a national record of landlords and let properties, and for a landlord redress scheme, often called the Ombudsman. Neither is live, and the scope, phasing and any fees will be set out in further regulations, so treat any go-live date you read as provisional. Our overview of the Private Rented Sector Database explains what is known so far and what is still to be confirmed. The extension of the Decent Homes Standard to private rented homes, and new timescales for dealing with serious hazards, are also still to be commenced.
What landlords need to do
With Section 21 gone, possession depends on the grounds in the legislation, and the records behind a tenancy matter more than before. Safety and information documents, such as the gas safety record, the electrical report, the energy certificate, deposit protection and the current How to Rent guide, can be relevant to particular grounds and to how a case is viewed. For a fuller walk-through aimed at landlords, see what the Renters' Rights Act 2025 means for landlords, and the practical 2026 landlord compliance checklist for England. If you let a property, you can read more on how VEYLO X works for landlords.
What it means for renters
For renters, the Act removes the sense of counting down to a fixed-term renewal and gives clearer footing on rent and on how a tenancy can end. The everyday things you prepare when you apply have not changed: you will still go through a Right to Rent check, and if you hold your immigration status digitally you may need a Right to Rent share code. If you are new to renting in England, our guide to how Right to Rent works for tenants is a good place to start, and you can see how VEYLO X works for renters.
Common questions
What is the Renters' Rights Act 2025?
It is the law that reshapes private renting in England. Its main tenancy provisions took effect on 1 May 2026: Section 21 no-fault evictions ended, fixed-term assured shorthold tenancies became rolling periodic tenancies, and rent increases were limited to once a year for most private assured tenancies. Other measures, including a Private Rented Sector Database and an Ombudsman, are still to be commenced, and depend on further regulations, so check GOV.UK.
When did the Renters' Rights Act 2025 come into force?
The main tenancy provisions took effect on 1 May 2026 in England. Some parts, such as the database, the Ombudsman and the extension of the Decent Homes Standard, are still to be switched on and depend on further regulations, so treat any later date as provisional and check GOV.UK.
Does it apply to existing tenancies?
Yes. Most existing assured shorthold tenancies in England converted to periodic assured tenancies on 1 May 2026, without a new agreement being signed, though some kinds of letting can sit outside this. The conversion came with duties of its own, including giving tenants a government information sheet.
Is Section 21 still available?
No. Since 1 May 2026 no new Section 21 notice can be served in England. Possession now relies on a ground under Section 8, with the correct notice and evidence. Some earlier notices may still fall under transitional rules.
Sources
The primary sources behind this guide. Where the law and a summary disagree, the law is what counts. How we write these guides.