The Renters' Rights Act 2025 is the law that ended “no-fault” evictions in England. Since 1 May 2026, a landlord can no longer serve a Section 21 notice to end a tenancy without giving a reason. Instead, every private tenancy is now a rolling periodic tenancy, and a landlord who wants possession must prove a specific legal ground. The Act received Royal Assent on 27 October 2025 and is being switched on in phases, with the biggest tenancy reforms already in force.

According to GOV.UK, the Act covers around 11 million private renters and 2.3 million landlords in England. It does not apply in Scotland, Wales or Northern Ireland, where housing law is devolved. This guide explains what the Act does, when each part started, and what is still to come. It is general information, not legal advice, and the official GOV.UK guide is the place to check the current rules, which can change.

What was Section 21, and why did it end?

Section 21 of the Housing Act 1988 let a landlord in England end an assured shorthold tenancy and seek possession without giving any reason. Tenants could be asked to leave with two months’ notice even when they had paid the rent and kept to the terms of the tenancy. Shelter England, which campaigned for the change, described Section 21 as the main source of insecurity for private renters, because it made tenants reluctant to complain about repairs or challenge a rent rise for fear of being served notice.

Under the Renters' Rights Act, Section 21 is abolished entirely. There are no circumstances in which a Section 21 notice can be served on or after 1 May 2026. The last day a valid Section 21 notice could be served was 30 April 2026, and landlords who served one before that date had to start court proceedings by 31 July 2026, or within six months of serving the notice, whichever came sooner.

When did the Renters' Rights Act come into force?

The Act completed its passage through Parliament on 22 October 2025 and received Royal Assent on 27 October 2025. The government published an implementation roadmap on 13 November 2025, splitting the changes into three phases. The main tenancy reforms all started together on 1 May 2026, so existing tenancies and new tenancies moved to the new system on the same date.

What changed for tenants on 1 May 2026?

Fixed-term assured shorthold tenancies are gone. Every private tenancy in England is now an assured periodic tenancy with no fixed end date, and tenants can end a tenancy by giving two months’ notice. Landlords can only end a tenancy by serving a Section 8 notice that names a specific ground for possession, such as wanting to live in the property, wanting to sell it, rent arrears, or antisocial behaviour, and giving the correct notice period.

Rent can now only be increased once a year, using the formal Section 13 notice procedure, with at least two months’ written notice. Tenants who think an increase is above the market rate can challenge it at the First-tier Tribunal for free. Landlords cannot demand more than one month’s rent in advance, cannot run rental bidding wars above the asking rent, and cannot refuse tenants simply because they receive benefits or have children. Tenants also gained a statutory right to request a pet, which a landlord must answer within 28 days and can only refuse for a genuine reason.

The grounds for eviction were also rebalanced. The arrears threshold rose from two months to three months, and the notice period for arrears action rose from two weeks to four weeks. A landlord cannot evict a tenant within the first 12 months of a tenancy in order to sell the property or move back into it. Landlords were also required to give existing tenants a government-produced Information Sheet explaining the changes by 31 May 2026, with civil penalties of up to £7,000 for failing to do so.

What changed for landlords?

Landlords lost the notice-only route to possession and must now build a case on a defined ground, with evidence on file. In return, the reformed possession grounds are designed to work when a landlord has a genuine reason to recover a property. The Act also brings stronger council enforcement powers, and letting agents can be fined up to £7,000 for marketing a property in breach of the new rules.

More change is on the way. A Private Rented Sector Database is being introduced, with landlord registration launching on 15 December 2026 in the West Midlands and rolling out across England over the following year; every landlord actively letting must be registered by 14 November 2027. A Private Rented Sector Landlord Ombudsman will provide binding resolution of tenants’ complaints, with membership expected to become mandatory in 2028. Awaab’s Law, which sets strict timescales for fixing serious damp and mould, is being extended to private rentals, with a consultation open until 18 December 2026, and the Decent Homes Standard is set to apply to the private rented sector from 2035.

Frequently asked questions

Can my landlord still use a Section 21 notice? No. For private tenancies in England, Section 21 no-fault evictions ended on 1 May 2026. A landlord now needs a valid legal ground and must use a Section 8 notice.

How much can my landlord raise my rent? Only once a year, with at least two months’ notice, using the official Section 13 form. You can challenge an increase you consider above market rate at the First-tier Tribunal for free.

Can my landlord ask for six months’ rent upfront? No. The Act caps advance rent at one month. Demanding more than one month upfront is now unlawful.

Does the Act apply in Scotland, Wales or Northern Ireland? No. It covers England only. Housing law is devolved, and each nation has its own framework, so England guidance should not be applied elsewhere.

Where can I check the current rules? On the official GOV.UK guide to the Renters’ Rights Act, which the government updates as each phase comes into force. Rules and dates can change, so check the official page before acting.