Renters’ Rights Act 2025: the key dates.
When does the Renters' Rights Act come into force? Section 21 ended on 1 May 2026, and landlord registration opens on 15 December 2026. Every confirmed date.
The Renters' Rights Act 2025 became law. Most of it did not take effect on that day; it is being switched on in phases by commencement regulations.
New council investigatory powers
Local councils gained stronger powers to inspect properties, demand documents and obtain information from third parties when enforcing housing law.
Section 21 abolished and the new tenancy system starts
No-fault section 21 evictions ended for private tenancies. Existing and new private tenancies became periodic, with no fixed end date. Rent can rise only once a year using a section 13 notice with at least two months' notice. Rental bidding was banned and adverts must state the rent. Refusing tenants because they have children or receive benefits became unlawful. Tenants can ask to keep a pet. The maximum rent repayment order doubled to 24 months' rent for offences from this date.
Council fines for serious hazards
Councils can fine the responsible person up to £7,000 where a rented home has a category 1 hazard that it would have been reasonably practicable to remove.
Last day for old section 21 notices
A section 21 notice served before 1 May 2026 could only be used if the landlord asked the court to issue possession proceedings by 31 July 2026, or within six months of the notice if that came first. After that, the notice is dead.
Landlord registration opens
The national landlord registration service launches in the West Midlands, then rolls out to other regions over 12 months. When a region is called forward, landlords there have three months to register their let properties.
All letting landlords must be registered
Every landlord actively letting property in England must be registered by this date. Not registering is a legal requirement and carries a fine.
When did the Renters' Rights Act come into force?
In phases. It received Royal Assent on 27 October 2025. Council investigatory powers started on 27 December 2025, and the main tenancy changes, including the end of section 21 evictions, started on 1 May 2026. Landlord registration opens from 15 December 2026, and all letting landlords must be registered by 14 November 2027.
Can my landlord still use a section 21 notice?
No. A section 21 notice served on or after 1 May 2026 has no effect. A notice served before that date could only be used if court proceedings were requested by 31 July 2026, or within six months of the notice if earlier. A landlord who wants possession now has to use a section 8 notice and prove a ground in court.
Did my fixed-term tenancy end on 1 May 2026?
Your tenancy did not end, but the fixed term stopped having effect. From 1 May 2026 an existing private assured tenancy became a periodic tenancy, which rolls on until you give notice or the landlord obtains a possession order on a valid ground.
When will the Landlord Ombudsman and the Decent Homes Standard start?
The government's implementation roadmap puts the Landlord Ombudsman in the second phase, from late 2026, and the Decent Homes Standard and Awaab's Law for private renting in the third phase, with timings subject to consultation. No start dates had been confirmed when this page was last checked.
Does the Renters' Rights Act apply in Wales or Scotland?
The tenancy reforms described here apply to private tenancies in England. Wales and Scotland have their own renting laws.
When was section 21 abolished?
For private tenancies in England, on 1 May 2026. A section 21 notice served on or after that date has no effect, and the last day to start court proceedings on an older notice was 31 July 2026.
What changed on 1 May 2026?
The main tenancy changes started. Section 21 evictions ended, private tenancies became periodic, rent can rise only once a year using a section 13 notice, rental bidding was banned, and landlords can no longer refuse tenants because they have children or receive benefits. Tenants can also ask to keep a pet.
Every confirmed Renters' Rights Act date in one place: section 21 ended 1 May 2026, landlord registration opens 15 December 2026, and all landlords must register by 14 November 2027.
When does each part of the Act apply?
What has no confirmed date yet?
- The private rented sector Landlord Ombudsman, planned for the second phase, from late 2026.
- The Decent Homes Standard and Awaab’s Law for private rented homes, planned for the third phase, with timings subject to consultation.
- A new route for rent increase challenges run by HMRC’s Valuation Office. Until it exists, challenges still go to the First-tier Tribunal (Property Chamber), and you do not pay the higher rent until the tribunal decides.
We update this page when the government confirms a date. For more on registration, read when the landlord register starts. For what each change means in practice, read our guide to the Renters’ Rights Act 2025, or check a rent increase notice.
Key dates — questions
Sources: Renters’ Rights Act 2025 (c.26) · Schedule 6 (section 21 transitional rules) · SI 2025/1354 · SI 2026/421 · SI 2026/638 · GOV.UK implementation roadmap · GOV.UK, 9 September 2026 (landlord registration). Checked 25 September 2026.
Not legal advice. Start My Claim is document-assembly software, not a law firm. This page is general information only. For advice on your situation, contact a housing solicitor, Shelter or Citizens Advice.