Understanding the
Renters' Rights Act
in plain English

Section 21 - known as a ‘no fault’ eviction - will be abolished. Landlords will instead need to use section 8 grounds for possession. These are specific circumstances defined in law, such as rent arrears, antisocial behaviour, or where the landlord genuinely needs to sell or move in. For mandatory grounds, the court must order possession if the ground is proven. For discretionary grounds, the court considers whether eviction is reasonable.

All landlords must still go to court if a tenant does not leave during the notice period, and must provide evidence that the ground applies.

Yes. On the implementation date, all private assured tenancies will become periodic. Existing fixed-term tenancies will convert automatically on that date. Any new tenancy signed on or after that date will also be periodic. The government has said it will implement the change in a single stage to avoid a two-tier system.

The government confirmed on 13 November 2025 that these changes will take effect on 1 May 2026. This is the date on which all existing fixed-term tenancies will also automatically convert.

Yes. The Act clarifies and expands the section 8 grounds for possession. This includes grounds for rent arrears, antisocial behaviour, damage to the property, breach of tenancy, and where the landlord genuinely needs to sell or move in.

Where a landlord needs to sell or move in, they cannot use these grounds in the first 12 months of a tenancy and must give four months' notice. After using these grounds, landlords cannot re-let or market the property for 12 months, with limited exceptions.

From 1 May 2026, all rent increases must use the section 13 process. Landlords will be able to increase rents to market rate once per year by serving a prescribed notice form and giving at least two months' notice. Rent review clauses will no longer be effective.

The government states this is not a form of rent control - landlords will still be able to raise rents to market rate. It is simply that the section 13 process must be used for all increases.

Yes. If a tenant believes a proposed increase exceeds market rate, they can apply to the First-tier Tribunal before the new rent takes effect. Key changes include: the Tribunal will no longer be able to award a rent higher than what the landlord originally proposed; backdating will end, with the new rent applying from the Tribunal determination date; and in genuine hardship cases the Tribunal can defer an increase by up to two further months.

Under the new system, a tenant must give at least two months' notice to end a periodic tenancy. The notice must be aligned to the end of a rent period - for example, if rent is due on the first of the month, the notice period must end on the last day of a month. The tenant does not need to provide a reason for leaving.

This change takes effect on 1 May 2026, when the new tenancy system comes into force.

On the commencement date, all existing fixed-term tenancies will automatically convert to periodic tenancies under the new rules. There will not be a transitional period where some tenancies remain fixed-term. Both new and existing tenancies move to the new system on the same date.

The government confirmed on 13 November 2025 that this will happen on 1 May 2026. Section 21 notices can no longer be served from that date. If you are considering using section 21, seek legal advice promptly as the rules on notice periods, validity, and timing are specific to each tenancy.

Yes. Rent arrears remain a valid ground for possession under section 8. The Act raises the threshold for the mandatory arrears ground from two months to three months before a notice can be served. The notice period for the arrears ground is also increasing from two weeks to four weeks.

If arrears remain at the mandatory threshold at the court hearing, possession must be granted. There is also a discretionary arrears ground at lower levels, where the court considers whether it is reasonable to order possession. Landlords should seek legal advice before taking any possession action.

From 1 May 2026, landlords and agents will be prohibited from requiring or accepting any rent before a tenancy agreement is signed. After signing and before the tenancy commences, a maximum of one month's rent may be required (or 28 days' rent for shorter rental periods).

Once the tenancy has started, landlords will be unable to enforce any term requiring rent paid ahead of the agreed due date. Tenants remain free to pay early of their own accord. Civil penalties of up to £5,000 apply per breach.

Yes. Mandatory membership of the new Private Rented Sector Landlord Ombudsman is expected to be required from 2028, including where a managing agent is used. The government's implementation roadmap, published 13 November 2025, confirmed this timeline. The guide states landlords are likely to pay a small annual fee per property.

Civil penalties for failing to join can reach £7,000 for initial breaches and up to £40,000 for persistent non-compliance. The operator will be appointed ahead of the mandatory membership date.

Yes. The PRS Database is due to begin a regional rollout from late 2026, with mandatory registration following as the rollout expands. No precise date for full mandatory registration has been confirmed. Once live, all landlords of assured and regulated tenancies must register themselves and their properties. Failure to register will prevent obtaining a possession order for most grounds. Civil penalties of up to £7,000 (initial breach) or £40,000 (repeat) apply. A fee will apply; the government says it will be proportionate.

Yes. Several obligations fall on the landlord directly regardless of whether an agent manages the property. In particular, ombudsman membership applies to landlords even where a managing agent is used - it is not satisfied by the agent's own membership. Database registration is also a landlord obligation.

Letting agents are separately subject to the Act's requirements around rental bidding, rent in advance, and non-discrimination. It is worth discussing these changes with your agent and agreeing clearly who is responsible for each compliance obligation.

No. From 1 May 2026, landlords and agents will be prohibited from discriminating against prospective tenants on the basis that they have children or are in receipt of benefits. This covers overt practices such as ‘No DSS’ adverts and indirect practices designed to exclude these groups.

Referencing checks based on affordability remain permissible. Terms in mortgages or superior agreements restricting such lettings will have no legal effect under the Act.

No. From 1 May 2026, landlords and agents must publish an asking rent and are prohibited from asking for, encouraging, or accepting any bids above that amount. This applies even if a prospective tenant volunteers to pay more. Civil penalties of up to £7,000 per breach apply.

Tenants will have strengthened rights to request a pet. Landlords must consider requests on a case-by-case basis and cannot unreasonably refuse. The guide notes it will always be reasonable to refuse if a superior landlord prohibits pets. Government guidance will be published before the rules come into effect.

Where a pet causes damage, landlords can use the tenancy deposit to recover costs or in exceptional cases seek additional funds through the courts.

A rent repayment order (RRO) requires a landlord to repay rent to a tenant or the local council. The Act doubles the maximum amount from 12 months' rent to 24 months', and repeat offenders will face the maximum as a mandatory outcome.

RROs can be applied for where a landlord has committed certain offences, including knowingly or recklessly misusing a possession ground, failing to join the ombudsman, or failing to register on the database. Tenants can apply to the First-tier Tribunal. Deliberately misusing a possession ground - for example, evicting a tenant on sell/move-in grounds and then not doing so - is a new offence under the Act.

The Decent Homes Standard is being applied to the private rented sector for the first time. The Act gives the government powers to set the specific requirements via regulations. A consultation on the reformed standard closed in September 2025. The exact requirements have not yet been confirmed - no landlord should assume they know what the standard will require until the regulations are published.

Awaab’s Law sets legal timescales for how quickly landlords must address serious hazards such as damp and mould. It was introduced for social housing through the Social Housing (Regulation) Act 2023 and is now being extended to the private rented sector through the Renters’ Rights Act.

The specific timescales for private sector landlords have not yet been confirmed - they will be set out in regulations following a consultation. The government states it will consider how to apply the law proportionately to the private sector. Landlords should not assume the same timescales that apply to social housing will apply to them.

The Act applies to assured tenancies, which includes most HMO tenancies. The abolition of section 21, the move to periodic tenancies, and the section 13 rent increase process will all apply to HMO landlords in the same way as they apply to single-let landlords. Database registration and ombudsman membership will also be required.

The guide does not set out specific provisions treating HMOs differently from other private rented properties. HMO landlords should apply the same analysis to each individual tenancy within their properties. If in doubt, seek professional legal advice.

The Act received Royal Assent on 27 October 2025. On 13 November 2025 the government published its implementation roadmap, confirming that the core tenancy reforms will take effect on 1 May 2026. Local authority investigatory powers came into force on 27 December 2025. The PRS Database is due from late 2026, mandatory ombudsman membership from 2028, and the Decent Homes Standard from 2035 (proposed). Awaab's Law for private landlords awaits consultation.

This website reflects the position based on the official guide and the published roadmap. Always check the latest official position at GOV.UK and seek professional advice before acting.