The Renters’ Rights Act 2025 (RRA) represents significant change in the rental landscape, and important new rules come into force from 1 May 2026. There are serious consequences for not complying with the RRA including financial penalties and criminal prosecution.

30 April 2026 – last date to serve a s.21 notice

For private residential landlords in England, 30 April 2026 is the final date for valid service of a section 21 "no-fault" eviction notice. From 1 May 2026, the RRA abolishes section 21. 

1 May 2026 - new assured periodic tenancy regime and associated reforms come into force

From 1 May 2026 all assured shorthold tenancies automatically convert into assured periodic tenancies. Tenants will be able to end the tenancy at any time by giving two months’ notice. 

Landlords must not “purport to let” a property for a fixed term from 1 May 2026. If a landlord does this, the local authority may fine the landlord. 

The RRA allows a landlord to recover possession under section 8 of the Housing Act 1988 where one of the defined statutory grounds for possession is established. The statutory grounds include 3 months’ rent arrears.

The RRA also introduces a legal duty for a landlord to provide tenants with a written statement of terms before a tenancy is entered into.  

Under the new regime rent review clauses will no longer operate. The statutory process in Section 13 of the Housing Act 1988 must be used.

Tenancies will be subject to new rules regarding rent, rental discrimination, rental bidding, and tenant’s right to request a pet.

31 May 2026 - Landlords must serve tenant with the official Information Sheet

The Renters' Rights Act Information Sheet, must be provided to tenants by no later than 31 May 2026. This explains the changes to existing assured tenants.  Failure to serve the Information Sheet leaves the landlord open to a penalty.  The Information Sheet is available on the Government website.

Future phases of the RRA

Further rules under the RRA will be implemented relating to;

1. Private landlord ombudsman to deal with complaints about private landlords.
2. The private landlord database and the requirement for all private landlords to sign up to it.
3. Awaab’s law in private sector rentals.
4. The decent homes standard for private rental agreements

The Government will communicate those key dates in due course.