When did the Renters' Rights Act come into force?

The Renters' Rights Act 2025 received Royal Assent in October 2025 but all its core tenancy provisions came into force on 1 May 2026. That is the operative date: section 21 was abolished, all existing tenancies converted to the new periodic regime, and the new rent increase procedure took effect.

Does the Renters' Rights Act affect existing tenancies or only new ones?

Both. Since 1 May 2026, the new rules apply to all private residential tenancies in England — including tenancies that began years before the Act. The only exception is the short transitional window for section 21 notices served before 1 May 2026, which could still be enforced until 31 July 2026.

Does the Act apply in Wales and Scotland?

No. The Renters' Rights Act 2025 applies to England only. Scotland abolished equivalent no-fault evictions in 2017. Wales abolished section 21 on 1 December 2022 under the Renting Homes (Wales) Act 2016, which also introduced its own periodic tenancy regime.

What happens to my fixed-term tenancy?

Fixed-term tenancies no longer exist under the new law. If your fixed term expires after 1 May 2026, it automatically converts to a periodic tenancy on that expiry date. If it had already expired (and you were in a statutory periodic tenancy), it converted on 1 May 2026 itself. Your other rights — rent, deposits, repairs — are unchanged.

Can my landlord still evict me?

Yes, but only on specific legal grounds. They must serve a Section 8 notice citing a ground under Schedule 2 of the Housing Act 1988, then apply to the county court. The main grounds are: rent arrears (mandatory), nuisance (discretionary), and landlord/family needing the property or wishing to sell (discretionary, not usable in first 12 months).

My landlord wants to put up my rent. What are the rules?

They must serve a Section 13 notice on Form 4A giving at least 2 months' written notice. You can only receive one rent increase every 52 weeks. If you think the increase is above market rate, you can apply to the First-tier Tribunal (Property Chamber) on Form MR1 (fee £47) to have the rent independently assessed. The tribunal sets the open market rate and, since the Renters' Rights Act 2025, cannot set it higher than the figure your landlord proposed.

The Renters’ Rights Act 2025. Everything that changed for tenants in England.

The Renters’ Rights Act 2025 is the most significant overhaul of private renting in England since the Housing Act 1988. In force since 1 May 2026, it abolishes no-fault evictions, ends fixed-term tenancies, tightens the rules on rent increases, and gives tenants new rights around pets and rent repayment.

Section 21 abolished

No-fault eviction is unlawful. Your landlord must cite a legal ground under Section 8 and obtain a court order. Any section 21 notice served on or after 1 May 2026 is invalid.

All tenancies become periodic

Fixed-term tenancies no longer exist for new lets. All tenancies are periodic (rolling month-to-month) from day one. Existing fixed-term tenancies convert on the expiry date — any that had already expired by 1 May 2026 converted on that date.

Rent can only rise once every 52 weeks

Your landlord must serve a Form 4A (Section 13 notice) giving at least 2 months' notice of any rent increase. You can only receive one increase every 52 weeks. You may challenge the proposed amount at the First-tier Tribunal on Form MR1.

Right to request a pet

Tenants have a legal right to request permission to keep a pet. Landlords cannot unreasonably refuse. They may require pet insurance as a condition. A refusal must be in writing with reasons.

Rent repayment orders extended

The maximum RRO award has increased from 12 to 24 months' rent (for offences committed or continuing on or after 1 May 2026). Grounds for applying have been expanded to cover new offences under the Act — including serving an invalid notice and failing to register under the new Landlord Database once it is live (expected late 2026).

Landlord Database introduced

All private landlords in England will be required to register on the new PRS Database (formerly Rogue Landlord Database) when it launches. The phased regional rollout is expected to begin late 2026, with exact dates confirmed by secondary legislation. Failure to register once live will be an offence and may be grounds for a rent repayment order.

The Renters' Rights Act 2025 came into force on 1 May 2026, abolishing Section 21 and creating new rights for tenants in England. Six key changes explained.

Renters' Rights Act 2025

In force since 1 May 2026

The Renters’ Rights Act 2025.

Everything that changed for tenants in England.

This guide explains every major change — what it means for you, and what to do if your landlord is not following the new rules.

The transitional window has closed.

Section 21 was abolished on 1 May 2026. A notice served before that date had to reach court by 31 July 2026, or six months from the day it was given, whichever came first. No new possession claim can be brought on a section 21 notice. A claim issued before the deadline can still run — and you can defend it.

Seven years from promise to law.

Six major changes since 1 May 2026.

Your rights under the new law.

If you received a section 21 notice

Section 21 notices can no longer be used to start a possession claim. One served before 1 May 2026 had to reach court by 31 July 2026 at the latest, and that deadline has passed. Anything served on or after 1 May 2026 was never lawful. If a claim was issued in time it can still go ahead — but a notice on its own has never been enough. Your landlord needs a court order.

If you received a Section 8 notice

Check the notice carefully — it must cite specific grounds and give the correct notice period. Many notices contain procedural defects that make them unenforceable. Start My Claim reviews Section 8 notices and builds written court defences.

If your landlord raised your rent

They must use Form 4A and give at least 2 months' notice. If the process was not followed correctly, the increase is invalid. If it was followed but you think the new rent is above market rate, you can challenge it at the First-tier Tribunal.

If your landlord is doing something illegal

Under the new rules, your landlord will be required to register on the PRS Database when it launches (expected late 2026). If they are unlicensed, have failed to comply with improvement notices, or are harassing you, you may be entitled to a rent repayment order of up to 24 months' rent — 12 months if the offence was committed before 1 May 2026.

Were you served a section 21 notice before May 2026?

The transitional window closed on 31 July 2026. If your landlord did not issue possession proceedings by then, that notice is dead and they must start again under Section 8. If they did issue in time, the claim can still be heard — and you have the right to defend it.

Know your rights. Use them.

Start My Claim gives tenants the documents and strategy they need to defend eviction, challenge rent increases, and recover rent from landlords who break the law. Fixed fees. No solicitor needed.

Renters’ Rights Act 2025 — FAQ

Sources: Renters’ Rights Act 2025 (c.26) · Housing Act 1988, ss.13, 21 (repealed), Schedule 2 (as amended) · Private Housing (Tenancies) (Scotland) Act 2016 · Renting Homes (Wales) Act 2016 · MHCLG: The Renters’ Rights Act Information Sheet 2026

Not legal advice. Start My Claim is document-assembly software, not a law firm. This guide is general information only — for advice on your situation, consult a qualified housing solicitor, Shelter, or Citizens Advice.