Law guide for landlords in England

Renters' Rights Act for landlords

Landlords in England: the Renters' Rights Act 2025 tenancy reforms came into force on 1 May 2026 for private assured tenancies, not social housing. Assured shorthold tenancies became assured periodic tenancies. Section 21 no-fault eviction has ended. The Act has no single start date. Later parts are not in force.

PRS GuideChecked on 23 Oct 2026Commencement regulations and landlord overview

In force, separate commencement dates, and plans. Checked on 23 Oct 2026 against the Renters' Rights Act 2025, SI 2026/421 and the landlord overview.
Status	Subject	Rule or timing
In force	Landlord notice	4 months for a section 8 notice in cases covered by that period; some grounds have shorter periods.
In force	Sale or moving in	No eviction for these reasons within the first 12 months.
In force	Rent arrears	3 months' rent: threshold for the court's duty to order possession.
In force	Tenant notice	At least 2 months, unless shorter notice is agreed in writing.
In force	Advance rent	Usually at most 1 month's rent (28 days' rent if the rent is not monthly) between signing and start.
In force	Rental bidding	First offence: up to £7,000.
Roadmap	PRS Database	Planned from late 2026; Ombudsman membership expected in 2028.
Proposal	Property standards	Decent Homes: proposed for 2035 or 2037. EPC C equivalent: the government set a single compliance date of 1 October 2030 in its January 2026 response. It needs new legislation and is not law yet.
In force	Tenancy reform	1 May 2026: Chapter 1 of Part 1, except section 25(3), for private assured tenancies, excluding social housing.
Separate commencement	Whole Act	Days appointed by the Secretary of State.
In force	Assured shorthold tenancies	Became assured periodic tenancies on 1 May 2026.
In force	Shorthold chapter	Chapter 2 of Part 1 of the Housing Act 1988 omitted.
In force	Agreement end date	Cannot be included.
In force	Section 21	No longer available; a legal ground is needed.
In force	Tenant stays after notice	Apply to court for a possession order.
In force	Deposit	Possession depends on deposit requirements being met or resolved.
In force	Antisocial behaviour	Immediate court application available.
Conditional ground	Student HMO	New possession ground for reletting to students for the next academic year.
In force	Written advert	State a specific asking rent.
In force	Benefits and children	Discrimination prohibited.
In force	Pet request	Refusal needs a valid reason.
Guidance	How to Rent	No longer required in most cases.
In force	Notices	Use prescribed forms for possession and rent increases.
In force	Listed breaches	Up to £7,000, including an agreement end date.
In force	Reletting after possession	Restricted period after grounds 1 or 1A; exceptions and reasonable steps apply.
In force	Final notice appeal	28 days to appeal to the First-tier Tribunal.
In force	Rent repayment orders	Maximum increased from 1 to 2 years' rent.
In force	New tenancy information	Written terms before agreement; penalty up to £7,000.
Deadline passed	Existing written agreements	Information Sheet deadline was 31 May 2026.
In force	Rent increases	Form 4A, at least 2 months' notice, no more than once a year.

The council penalty ceiling, tribunal appeal period and rent repayment ceiling describe different enforcement routes. Read the fines guide for the procedure.

When did the tenancy reforms start?

The main reforms started on 1 May 2026 under regulation 2 of SI 2026/421, for private assured tenancies excluding social housing. The commencement covers Chapter 1 of Part 1, except section 25(3). Checked on 23 Oct 2026.

Is the whole Act in force?

No. The Act's commencement provision allows the Secretary of State to appoint separate days. The tenancy reform start does not establish a start for every later measure.

What happened to assured shorthold tenancies?

Within this guide's scope, assured shorthold tenancies automatically became rolling assured periodic tenancies. The Act removed the assured shorthold tenancy chapter.

Can the agreement name an end date?

The landlord overview says an assured tenancy agreement cannot have an end date. Adding one is among the breaches covered by the council penalty in the table.

Has section 21 ended?

Landlords need a legal ground for possession. Read what replaced section 21, including the separate position for old notices.

What notice does a landlord give now?

A section 8 notice needs the prescribed form and the period for the ground used. The section 8 guide covers those requirements. Student HMO landlords have a new ground for reletting for the next academic year, subject to its conditions.

What if the tenant stays after notice?

The landlord must apply to court to recover possession. Where a deposit was taken, the overview makes possession dependent on the deposit requirements being met or resolved. For antisocial behaviour, an immediate court application is available. See the official possession overview.

Can you sell or move in during year one?

These reasons cannot secure eviction during the initial period shown above. Reletting or remarketing after using the sale or occupation grounds is restricted unless an exception applies or all reasonable steps were taken to avoid the breach. Read selling or moving in.

What changed for rent, bidding, and advance rent?

Written adverts need a specific asking rent. The table separates bidding penalties from the advance rent limit. Rent increases use the prescribed notice; the section 13 guide explains the process.

Can you refuse benefits, children, or a pet?

The landlord overview prohibits discrimination against applicants because they receive benefits or have children. A tenant or applicant can request a pet; refusal needs a valid reason. No pet response deadline is given in this guide.

Do you still give How to Rent or a written sheet?

How to Rent is no longer required in most cases. Written key terms must reach a new tenant before the tenancy is agreed; they can form part of the agreement. The Information Sheet deadline for existing written agreements has passed. See the document routes.

Which later parts are only a plan?

The roadmap published on 13 November 2025 describes database rollout and expected Ombudsman membership, rather than fixing legal commencement dates. Its Decent Homes proposal is not law; its subsequent status has not been rechecked for this guide. For EPC C equivalent, the government set a single compliance date of 1 October 2030 in its January 2026 response. This needs new legislation and is not law yet. Read the EPC rules guide. Checked on 23 Oct 2026.

Renters' Rights Act for landlords

When did the tenancy reforms start?

Is the whole Act in force?

What happened to assured shorthold tenancies?

Can the agreement name an end date?

Has section 21 ended?

What notice does a landlord give now?

What if the tenant stays after notice?

Can you sell or move in during year one?

What changed for rent, bidding, and advance rent?

Can you refuse benefits, children, or a pet?

Do you still give How to Rent or a written sheet?

Which later parts are only a plan?

What to read next

Section 13 rent increases

Section 21 abolished

Section 8 notices

EPC rules

Landlord Ombudsman

Property inspections

Selling a let property

Fines and appeals