The Renters' Rights Act: what changed on 1 May 2026 and what landlords must do now

The Renters' Rights Act 2025 received Royal Assent on 27 October 2025 and its main tenancy reforms took effect on 1 May 2026. It is the biggest change to private renting in England since 1988. This guide summarises what is now in force, what is still to come and what a landlord should have done already.

What changed on 1 May 2026

• Assured shorthold tenancies no longer exist. Every existing AST converted automatically to a periodic assured tenancy. Fixed terms ended on that date whatever the contract said, and new fixed-term tenancies cannot be created.
• Section 21 has been abolished. No-fault possession is gone. To recover possession a landlord must use a Section 8 ground and, if the tenant does not leave, go to court.
• Tenants can leave with two months' notice at any time. Landlords need a ground.
• Rent in advance is limited. You can take a holding deposit and, once the tenancy is agreed, up to one month's rent in advance. Asking for six months up front is no longer allowed.
• Rent increases go through Section 13. Once a year, with two months' notice on the prescribed form (Form 4A), and the tenant can challenge the increase at the First-tier Tribunal, which cannot set a rent higher than the landlord proposed.
• Rental bidding is banned. You must advertise a rent and cannot accept offers above it.
• Blanket bans on tenants with children or on benefits are unlawful. Affordability and referencing still apply, but a policy of refusal does not.
• Pets: tenants can request a pet and the landlord must consider it and not refuse unreasonably.

The revised Section 8 grounds

The grounds for possession were rewritten to replace what Section 21 used to do:

• Ground 1 and 1A: the landlord or close family moving in, or the landlord selling. Both need four months' notice and cannot be used in the first twelve months of a tenancy. After using the selling ground the property cannot be re-let for twelve months.
• Rent arrears (ground 8): the mandatory threshold rose to three months' arrears, with four weeks' notice.
• Anti-social behaviour grounds were strengthened and notice periods shortened.
• Specific grounds exist for student HMOs let to full-time students, supported housing, and properties needed for agricultural or employment purposes.

Every possession claim now goes through the court unless the tenant leaves voluntarily, so documentation, notices on the correct form and clean compliance history matter more than ever.

Deadlines that have passed

• 31 May 2026: landlords had to give every existing tenant the government's information sheet explaining the changes. Failure to do so can attract a civil penalty.
• 31 July 2026: Section 21 notices served before 1 May 2026 lapsed unless court proceedings had been issued by this date.

If either was missed, take advice now rather than waiting for a tenant or council to raise it.

What is still coming

• Private rented sector database: every landlord and property must be registered. Rollout is expected to begin in late 2026. Registration will be a condition of marketing a property and of using some possession grounds.
• Landlord ombudsman: a mandatory redress scheme for all private landlords, expected in 2028. Tenants will be able to complain without going to court.
• Decent Homes Standard applied to the private rented sector, with a long lead time.
• Awaab's Law extended to private renting, setting fixed timescales for dealing with damp, mould and other hazards. The commencement date for the private sector had not been confirmed at the time of writing.

What a landlord should do

1. Check every tenancy file: written statement of terms, deposit protection and prescribed information, gas and electrical certificates, EPC, How to Rent guide, and proof the information sheet was served.
2. Move rent reviews to an annual Section 13 cycle with evidence of market rent to hand.
3. Re-think the exit. If you may need to sell or move back in, understand the notice periods and the twelve-month rules before you decide.
4. Get referencing, affordability checks and rent guarantee insurance in good order, because arrears now take longer to act on.
5. For HMOs, review licence conditions alongside the new tenancy rules; the two interact on occupancy and on who can be housed.

AIRPROP manages properties under the new regime and advises landlords on restructuring their approach to it. Book a free call if you would like a review of your tenancies.