Renters' Rights Act 2025: What Landlords Need to Know Before 1 May 2026

The Biggest Change to Private Renting in a Generation

The Renters' Rights Act 2025 received Royal Assent in late 2025, and its first phase takes effect on 1 May 2026. If you're a private landlord in England, this legislation will fundamentally reshape how you manage your tenancies — from how you end them to how you increase rent.

The good news: this is not something to panic about. The changes are significant, but they are manageable if you understand what is coming and prepare in good time. This guide walks you through the key provisions, the timeline, and the practical steps you can take today.

The Renters' Rights Act does not prevent you from regaining possession of your property — it changes the process you must follow to do so.

What Is the Renters' Rights Act 2025?

The Renters' Rights Act 2025 is a comprehensive piece of legislation that reforms the private rented sector in England. It replaces the previous framework under the Housing Act 1988 with a system designed to give tenants greater security of tenure whilst retaining workable routes for landlords to recover their properties when they have legitimate reasons.

The Act was the successor to the Renters (Reform) Bill, which stalled during the previous Parliament. The current government brought it back with amendments, and it passed both Houses in 2025.

Key Principles

• Tenants should not lose their homes without good reason
• Landlords retain clear, court-enforceable grounds for possession
• Rent increases must follow a transparent, challengeable process
• Property standards are non-negotiable

The End of Section 21: No-Fault Evictions Abolished

The headline change is the abolition of Section 21 of the Housing Act 1988 — the so-called "no-fault eviction" notice. From 1 May 2026, landlords will no longer be able to serve a Section 21 notice to end an assured shorthold tenancy without giving a reason.

This means every possession claim must be grounded in one of the specified reasons set out in the revised Schedule 2 of the Housing Act 1988.

The Move to Periodic Tenancies

All assured tenancies will become periodic — rolling on a monthly (or other periodic) basis from the start. Fixed-term assured shorthold tenancies will no longer exist for new tenancies created after 1 May 2026. Existing fixed terms will convert to periodic tenancies once the Act is fully in force.

What this means in practice:

• Tenants can leave with two months' notice at any time
• Landlords must rely on the statutory grounds for possession
• There is no "break clause" or "end of fixed term" route

What About Existing Fixed-Term Tenancies?

Existing fixed-term ASTs that are still running on 1 May 2026 will be allowed to expire naturally. Once they do, they become periodic tenancies under the new regime. You cannot issue a new fixed-term AST after that date.

New and Revised Possession Grounds

The Act does not leave landlords without options. The reformed Schedule 2 provides a comprehensive set of grounds for possession. Here are the most important ones for private landlords.

Mandatory Grounds (Court Must Grant Possession)

• Ground 1 — Landlord wishes to sell the property. Available after the first 12 months of a tenancy. Four months' notice required. See our detailed guide to Ground 1 possession.
• Ground 1A — Landlord or family member wishes to move in. Also available after 12 months. Four months' notice.
• Ground 6 — Redevelopment. The landlord intends to demolish or substantially refurbish the property. Read more about Ground 6 redevelopment claims.
• Ground 8 — Serious rent arrears. The tenant owes at least two months' rent at both the date of the notice and the date of the hearing.

Discretionary Grounds

• Ground 10 — Some rent arrears. Rent is in arrears when the notice is served and at the hearing, but below the Ground 8 threshold.
• Ground 12 — Breach of tenancy obligation. The tenant has broken a term of the tenancy agreement.
• Ground 14 — Antisocial behaviour. The tenant or their visitors have caused nuisance or annoyance. Our guide on antisocial behaviour eviction covers this ground in detail.

Notice Periods at a Glance

The New Ombudsman and Property Portal

The Act establishes two new bodies that landlords will need to engage with:

Private Rented Sector Ombudsman

All private landlords must join a government-approved ombudsman scheme. The ombudsman will handle tenant complaints and can order compensation or require landlords to take action. This mirrors the system already in place for social housing.

Property Portal

A new digital Property Portal will require landlords in England to register themselves and their properties. It will serve as a single point of compliance — holding details of gas safety certificates, EPC ratings, and other documentation. Learn more about how the Property Portal works.

Discrimination Protections

Landlords will be prohibited from imposing blanket bans on tenants receiving benefits or tenants with children. This formalises guidance that many letting agents already follow, but it now carries legal force and penalties.

What You Should Be Doing Right Now

With less than two months until Phase 1 takes effect, here is a practical checklist.

1. Review your current tenancy agreements. Ensure they are compliant with the new framework. Any new tenancy created after 1 May 2026 must be periodic from the outset.
2. Audit your possession strategy. If you were relying on Section 21 as a safety net, identify which of the new grounds would apply to your circumstances.
3. Check your compliance documents. Gas safety certificates, EPCs, electrical installation condition reports, and deposit protection — all must be in order. Non-compliance will weaken any possession claim.
4. Register for the Property Portal. As soon as it opens, register your properties. This will likely become a prerequisite for serving valid notices.
5. Consider your insurance. Speak to your landlord insurance provider about how the changes affect your rent guarantee and legal expenses cover.
6. Stay informed. The Act is being implemented in phases. Further provisions on Awaab's Law, the Decent Homes Standard, and rent repayment orders will follow. Check our Renters' Rights Act timeline for key implementation dates.

This Is Manageable

The Renters' Rights Act 2025 is a substantial piece of legislation, but it is not designed to force good landlords out of the sector in England. If you maintain your property, treat your tenants fairly, and follow the correct legal processes, you will continue to be able to manage your rental properties in England effectively.

The landlords who will struggle are those who ignore the changes. Do not be one of them. Start preparing now, and you will be well placed when 1 May arrives.

Further Reading

• How to End a Tenancy After Section 21 Is Abolished
• Section 13 Rent Increase Notice: New Rules for Landlords
• Renters' Rights Act Timeline: Key Dates for Landlords