On 1 May 2026, the most significant overhaul of the private rented sector in over 30 years takes effect. The Renters' Rights Act 2025, which received Royal Assent on 27 October 2025, abolishes Section 21 "no-fault" evictions and fundamentally changes how tenancies work in England.
The changes affect around 11 million private tenants and 2.8 million landlords. This guide covers what changes at midnight on 30 April, what each side needs to do, and the key deadlines that follow.
What changes on 1 May 2026
| Change | Impact |
|---|---|
| Section 21 notices abolished | Landlords can no longer end a tenancy without a specific legal reason |
| Fixed-term Assured Shorthold Tenancies (ASTs) abolished | All existing ASTs automatically convert to rolling assured periodic tenancies |
| Rent review clauses void | Landlords can only increase rent via a Section 13 notice, once per year |
| No more than one month's rent in advance | Rental bidding wars effectively banned |
| Tenants get a right to request a pet | Landlords can only refuse with good reason; decision within 4 weeks |
| Discrimination banned | Cannot refuse tenants on the grounds they receive benefits or have children |
What landlords must do
Compliance is not optional. Failing to issue the official Government Information Sheet to every existing tenant by 31 May 2026 could expose a landlord to a fine of up to £7,000 per offence.
- Before 1 May 2026: any Section 21 notice you want to rely on must have been served by 30 April. You have until 31 July 2026 to start court proceedings on notices served before the cut-off.
- By 31 May 2026: issue the Government's Information Sheet (downloadable from GOV.UK) to every existing tenant.
- For any new tenancy from 1 May: provide a written statement of key tenancy terms before the tenancy begins.
- Ensure deposits are protected: without Section 21, deposit compliance becomes a gateway requirement for any possession claim (except anti-social behaviour grounds).
New grounds for possession
From 1 May, landlords who want to regain possession must use a Section 8 notice and cite a specific legal ground. The Act introduces new grounds and updates existing ones:
- Landlord moving in or selling — extended to wider family members, but cannot be used in the first 12 months of a tenancy.
- Rent arrears — threshold raised to three months' arrears (up from two). Notice period doubled to four weeks.
- Anti-social behaviour (Ground 7A and 14) — retained, with court prioritisation.
- Student lets — new ground for possession where the property is let to students in a shared house, aligned with the academic year.
What tenants need to know
- Your tenancy converts automatically — you do not need to do anything.
- You can end the tenancy at any time by giving two months' notice.
- Any tenancy clause saying you cannot have a pet will no longer apply.
- Rent increases can only happen once per year, via a Section 13 notice with two months' notice.
- You can challenge a Section 13 increase at the First-tier Tribunal. The Tribunal can no longer set a higher rent than proposed — only the same or lower.
What happens in later phases
The 1 May 2026 implementation is Phase 1. Later phases — expected through 2026 and 2027 — will bring:
- Private Rented Sector Database — landlord registration with an annual fee
- Private Rented Sector Landlord Ombudsman with legally binding decisions
- Decent Homes Standard extended to the private rented sector
- Awaab's Law — set timescales for addressing damp and mould
Impact on buy-to-let mortgages
Without Section 21, regaining possession takes longer and costs more. Lenders are reviewing BTL underwriting criteria. As of April 2026, average two-year BTL fixed rates sit at around 5.44%, and five-year fixes at approximately 5.75%. The EPC C deadline (expected around 2030) and the coming PRS Database add further compliance cost that landlords should factor into yield calculations.
Disclaimer
This article is for general information only and does not constitute legal advice. The Renters' Rights Act is complex and individual circumstances vary. Landlords should consult a qualified solicitor, accountant or FCA-regulated broker before taking action based on this article. Tenants can seek free advice from Shelter, Citizens Advice or their local authority.
FAQ
Does the Act apply in Scotland, Wales and Northern Ireland?
No. It applies to England only. Scotland and Wales have their own separate regimes.
What about lodgers?
Lodger agreements (where the landlord lives in the same property) are not assured tenancies and are not affected.
Can I still evict a tenant for rent arrears?
Yes — using a Section 8 notice, provided the tenant is three months or more in arrears and the deposit is properly protected.
