What Is the Renters Rights Act 2025?
The Renters Rights Act 2025 (previously known as the Renters Reform Bill) received Royal Assent and comes into force 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 before and after 1 May 2026.
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 Compliance Checklist Before 1 May 2026
LetCompliance helps you keep Gas Safety, EICR, EPC, deposit and Right to Rent compliance tracked and up to date, which is more critical than ever under the Renters Rights Act. [Start tracking →](/signup)
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.