What Is the Renters Rights Act 2025?
The Renters Rights Act 2025 (previously known as the Renters Reform Bill) received Royal Assent and came into force on 1 May 2026. It is the most significant change to the private rented sector in England since the Housing Act 1988.
The Act abolishes Section 21 "no fault" evictions, ends fixed-term tenancies, introduces a Decent Homes Standard for the private sector, and creates a new ombudsman and property portal that all landlords must register with.
This guide covers every change and what you must do now the Act is in force.
Key Change 1: Section 21 Is Abolished
From 1 May 2026, landlords can no longer serve a Section 21 "no fault" notice to end a tenancy. This is the most impactful change.
What this means:
Action required:
Key Change 2: Fixed-Term Tenancies Become Periodic
All new tenancies from 1 May 2026 must be on a periodic (rolling) basis, monthly or weekly depending on how rent is paid. Fixed-term tenancies (e.g. "12 months AST") are no longer permitted for new lettings.
What this means:
Action required:
Key Change 3: New Possession Grounds
The Act introduces and strengthens several grounds under which a landlord can seek possession:
Important: Some grounds now have mandatory waiting periods at the start of tenancy. Check each ground before serving notice.
Key Change 4: Landlord Registration & Property Portal
All private landlords in England will be required to register on a new government property portal. The portal will also host information about properties and landlords that tenants can access.
Timescales: The portal is expected to go live in late 2026. Penalties for non-registration will apply once the system is operational.
Action required:
Key Change 5: Decent Homes Standard
The Decent Homes Standard, previously applicable only to social housing, will be extended to the private rented sector. Properties must be:
Local authorities will have new enforcement powers including civil penalties of up to £30,000 for non-compliance.
Your Renters Rights Act Compliance Checklist
LetCompliance is built for the post-Section 21 world: generate an RRA-compliant periodic tenancy agreement with e-sign and an audit certificate, draft Section 8 and Section 13 notices, and let the live arrears engine build court-ready Ground 8 evidence, all alongside the 0–100 compliance score that keeps Gas Safety, EICR, EPC, deposit and Right to Rent from slipping. Start your free trial →
Section 21 → Section 8 Transition Map (2026)
Section 21 was abolished on 1 May 2026. Map every active S21 / Form 6A scenario onto a valid Section 8 ground with this 2-page transition guide.
- Pre-1 May 2026 Form 6A — still valid? Decision tree
- Map every S21 trigger to a Section 8 mandatory / discretionary ground
- Ground 8 (rent arrears) — 13-week threshold under RRA 2025
- Top 5 evidence packs courts now expect for possession
Frequently asked questions
What is the key date for the Renters Rights Act 2025 in England?
Major provisions including Section 21 abolition for new notices take effect from 1 May 2026. Use the run-up period to audit compliance and update tenancy templates.
Will fixed-term ASTs still exist for new lets?
The Act moves new tenancies toward periodic structures. Update agreements and processes with a solicitor; do not rely on this article as legal advice.