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

What Is the Renters' Rights Act 2025?

The Renters' Rights Act 2025 is the most significant reform to private renting in England in a generation. It abolishes Section 21 no-fault evictions, converts all tenancies to periodic (rolling monthly) agreements, and requires landlords to provide a statutory reason to regain possession. Phase 1 took effect on 1 May 2026, ending fixed-term assured shorthold tenancies and introducing new possession grounds, a mandatory ombudsman scheme, and a national Property Portal. The Act does not prevent you from ending a tenancy — it changes the legal process you must follow to do so.

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

The Renters' Rights Act 2025 received Royal Assent in late 2025, replacing 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.

When Does the Renters' Rights Act Take Effect?

Phase 1 of the Renters' Rights Act took effect on 1 May 2026. This first phase includes the abolition of Section 21, the end of fixed-term assured shorthold tenancies, and the introduction of periodic tenancies. Further provisions — including the Decent Homes Standard, rent repayment order reforms, and Awaab's Law requirements for private landlords — will follow in later phases.

Implementation Timeline

For a complete breakdown of all implementation dates, see our Renters' Rights Act timeline.

What Are the Key Changes for Landlords?

The Act introduces five major changes that affect how you manage your rental properties in England:

1. Section 21 No-Fault Evictions Are Abolished

Section 21 of the Housing Act 1988 has been repealed. You can no longer serve a Section 21 notice to end an assured shorthold tenancy without giving a reason. Every possession claim must now be based on one of the statutory grounds in Schedule 2 of the Housing Act 1988 (as amended).

Learn how to end a tenancy after Section 21 is abolished using the new possession grounds.

2. All New Tenancies Must Be Periodic

Fixed-term assured shorthold tenancies no longer exist for new agreements created after 1 May 2026. All tenancies are now periodic — rolling on a monthly (or other periodic) basis from the start.

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