Renters' Rights Act: a landlord's timeline and checklist
The main changes of the Renters’ Rights Act came into force on 1 May 2026. Section 21 ended, assured shorthold tenancies became assured periodic tenancies, and rent can now only go up once a year (GOV.UK guide for landlords). The next step is the landlord database, which opens region by region from 15 December 2026 (GOV.UK Housing Hub).
Renters' Rights Act timeline
Only dates published on GOV.UK or legislation.gov.uk are shown as confirmed. Anything else is marked as expected or not yet set.
| Date | What happens | Status |
|---|---|---|
| 27 October 2025 | The Renters’ Rights Act 2025 receives Royal Assent | Confirmed (GOV.UK guide to the Act) |
| 27 December 2025 | New council enforcement and investigatory powers start | Confirmed (implementation roadmap) |
| 1 May 2026 | Section 21 ends. Tenancies become assured periodic tenancies. New possession grounds, once-a-year rent increases, bans on rental bidding and on more than a month’s rent in advance, anti-discrimination rules, pet requests. Maximum civil penalty rises from £30,000 to £40,000 | In force (Commencement No. 2 Regulations 2026) |
| 31 May 2026 | Deadline to give existing tenants with a written tenancy the Information Sheet | Passed (GOV.UK) |
| 15 December 2026 to 14 November 2027 | Landlord database registration opens region by region, starting with the West Midlands and ending with the South West | Confirmed (GOV.UK Housing Hub). See deadlines by region |
| 2028 | Landlords must join the new PRS Landlord Ombudsman | Expected, no exact date (roadmap) |
| 1 October 2030 | Private rented homes must reach EPC C, subject to exemptions | Government policy, legislation to follow (government response). See our EPC rules guide |
| 2035 | The new Decent Homes Standard applies to private rented homes | Policy statement, no exact day (GOV.UK) |
| Not set | Awaab’s Law (hazard repair timescales) extended to private rented homes | Not confirmed. The government will consult on timescales |
What changed for tenancies on 1 May 2026?
- No more fixed terms. All assured shorthold tenancies automatically became assured periodic tenancies on 1 May 2026. Any end date in an older agreement no longer applies, and you did not need to do anything for this to happen. You cannot create a new assured tenancy with an end date (GOV.UK).
- No section 21. You cannot serve a section 21 notice from 1 May 2026, even if the agreement says you can. To end a tenancy you need a valid ground and a section 8 notice (GOV.UK: ending a tenancy).
- Tenants can leave with 2 months’ notice at any point, unless a shorter period was agreed.
- Rental bidding. A written advert must state a specific rent, and you cannot ask for, encourage or accept an offer above it (GOV.UK: rental bidding).
- Discrimination. New protections stop landlords discriminating against renters with children or on benefits (implementation roadmap).
- Pets. If a tenant asks in writing to keep a pet, you must reply in writing within 28 days, and you cannot refuse without a fair reason (GOV.UK: pets).
How do rent increases and rent in advance work now?
- You can increase the rent only once a year, and not in the first year of the tenancy.
- You must use form 4A (section 13 notice) every time, even if the tenant has agreed, and give at least 2 months’ notice.
- The tenant can ask the First-tier Tribunal to decide the rent if they think it is above the market rate.
- A rent review clause agreed before 1 May 2026 that would take effect after that date does not apply.
Source: GOV.UK: rent increases. You must not take rent before the agreement is signed, and you can usually ask for no more than one month (or 28 days) of rent before the tenancy starts. Deposits stay capped at 5 weeks’ rent where annual rent is under £50,000, or 6 weeks’ at £50,000 or more (GOV.UK: rent in advance and deposits).
How can a landlord end a tenancy now?
You need a ground for possession and must give the minimum notice for that ground. According to the GOV.UK guide to the Act:
- Selling (ground 1A) or moving in yourself or family (ground 1): 4 months’ notice. You cannot use these in the first 12 months of a tenancy, and you cannot re-let or market the property for 12 months afterwards.
- Rent arrears (ground 8): the mandatory threshold is 3 months’ arrears (13 weeks if rent is weekly or fortnightly), with 4 weeks’ notice.
- Serious antisocial or criminal behaviour (grounds 7A and 14): proceedings can begin straight away.
If the tenant stays after the notice ends, you must apply to court. Removing tenants yourself is illegal eviction, which is a criminal offence (GOV.UK).
What about student lets?
Ground 4A lets you get a student HMO back for the next academic year. You must give written notice before the tenancy is signed, the tenancy must be signed less than 6 months before move-in, and you give 4 months’ notice ending between 1 June and 30 September (GOV.UK: ending a tenancy). See checks for student landlords.
What written information must tenants get?
- Tenancies from 1 May 2026: give the tenant certain written information about the key terms before you sign or agree the tenancy. It can be part of the agreement or separate. Failing to do this can mean a fine of up to £7,000 (GOV.UK: written information for your tenant).
- Tenancies with a written agreement made before 1 May 2026: you had to give each named tenant the official Renters’ Rights Act Information Sheet 2026 by 31 May 2026. Send the PDF itself, not a link. It is not needed for lodgers.
- How to Rent guide: GOV.UK has withdrawn the How to Rent guide. It is kept only for tenancies where a section 21 notice was served before 1 May 2026.
What do landlords need to do next?
- Find your region’s landlord database registration deadline. Registration costs £65 per property each year and asks for your gas safety record, EICR and EPC (GOV.UK Housing Hub).
- Check those certificates are in date now, so registration is quick. Our landlord compliance checklist lists every check and how often it is due.
- Use form 4A for any rent increase, and only once a year.
- Make sure every tenancy from 1 May 2026 has the required written terms.
- Watch for the Ombudsman, Decent Homes and Awaab’s Law dates. None of them has a fixed start date yet.
The free compliance checker shows which checks apply to your property and type of let.