For landlords
Renters' Rights Act 2025: what landlords in England need to do
The Renters' Rights Act 2025 is the biggest change to renting in England in a generation, and the main tenancy changes are now in force: they took effect on 1 May 2026. If you let a property, the Act has changed how tenancies work, how you can end them, and how you are expected to keep records. Here is a plain-English summary of what has changed, what is still to come, and what it means for your day-to-day admin. A few measures 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.
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 "no-fault" route that let you end a tenancy without giving a reason. Ending a tenancy now relies on a valid ground under Section 8, supported by evidence and the correct notice. That makes your paperwork and your records more important than before. Transitional rules applied to Section 21 notices served before that date, and they came with their own deadlines, so if that affects you, check the current GOV.UK guidance and take advice rather than relying on a summary. For more, see when Section 21 was abolished and what replaced it.
Periodic tenancies replace fixed terms
Assured shorthold tenancies with a fixed term have been replaced by rolling, periodic tenancies. Tenancies now continue month to month rather than for a set term, with tenants able to end the tenancy by giving notice and landlords using the grounds for possession where they apply. It is a shift from "the term ends on this date" to "the tenancy continues until one side ends it properly". Existing tenancies converted across on 1 May 2026, and that conversion came with duties of its own, including giving tenants the government information sheet, so check GOV.UK for what applied to your tenancies. For more on how these work day to day, see our guide to what a periodic tenancy is under the Renters' Rights Act 2025. For a plain-English overview of the whole Act, see the Renters' Rights Act 2025 explained.
Rent increases, rent in advance and the grounds for possession
Rent increases are now limited to 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: you cannot require more than one month's rent up front, and you cannot require rent to be paid before the tenancy agreement is signed. The grounds for seeking possession, such as selling the property or moving in a family member, have been reshaped with their own notice periods and evidence requirements. Contractual terms in older agreements can interact with the new rules in different ways, so the common-sense takeaway is the same: keep clear records and serve the right notice in the right way, and check the detail before you rely on it.
A new database and an Ombudsman
These parts are still to come. The Act makes provision for a Private Rented Sector Database, covering landlords and their properties, and for a landlord redress scheme (an Ombudsman). Neither is operating yet, and the scope, phasing and any exemptions will be set out in further regulations, so treat any description of who will be covered, and when, as provisional until those are made. Extending the Decent Homes Standard to private rented homes, and new timescales for dealing with serious hazards, are also still to be commenced. These dates depend on further regulations, so treat any specific date you read as provisional and check GOV.UK for the commencement date and detail of each one.
Why your records matter more than ever
Now that Section 21 has gone, possession depends on the grounds set out in the legislation, and your records can be relevant to those. Safety and information documents such as your gas safety record, EICR, energy certificate, deposit protection and the current "How to Rent" guide can be relevant to particular grounds and to how a case is viewed, and a missing or out-of-date document can cause delays or problems. The move to periodic tenancies also means there is no single "renewal" moment to prompt you, so it is easy for a certificate date to slip by unnoticed.
That is where being organised pays off. Keeping every certificate, date and document in one place, with a reminder before each date you have added falls due, turns a long list of duties into a set of small, manageable tasks. VEYLO X is built for exactly that. It is a record-keeping tool: it keeps your documents together and reminds you ahead of the dates you add. It does not give legal advice or decide whether you meet your obligations, and the decision always stays with you. Reminders are an organisational aid rather than a compliance guarantee, so your own deadlines remain yours to check.
Sources
The primary sources behind this guide. Where the law and a summary disagree, the law is what counts. How we write these guides.