After years of proposals, consultations, and a false start under the previous government, the Renters' Rights Act 2025 received Royal Assent on 27 October 2025. Phase 1 of the new tenancy regime began on 1 May 2026 in England, making it the most significant reform to English tenancy law in over thirty years.
The end of Section 21 — no-fault evictions abolished
The headline change: Section 21 'no-fault' evictions are now abolished in England. Landlords can no longer end a tenancy simply by giving two months' notice without providing a reason. Every eviction must now be based on a ground listed in Schedule 1 of the Act.
For tenants, this is a significant protection. For landlords, it means the eviction process for genuine reasons — rent arrears, property sale, landlord moving in — now has clearer grounds but requires more documentation and, in some cases, longer notice periods.
| Ground | Notice period | Details |
|---|---|---|
| Rent arrears (serious) | 4 weeks | Tenant must owe at least 3 months' rent |
| Persistent arrears | 4 weeks | Pattern of late payment even if arrears cleared |
| Landlord selling | 4 months | Must not market or re-let for 12 months after using the ground |
| Landlord moving in | 4 months | Applies to landlord or close family member |
| Anti-social behaviour | Immediate (court) | Via county court application |
| Property redevelopment | 4 months | Supported by planning permission evidence |
Periodic tenancies become the default
Fixed-term assured tenancies are removed under the new regime. Assured tenancies are periodic from the start, meaning they roll on monthly unless ended by either party via proper notice.
For tenants, this means more flexibility to leave when circumstances change. For landlords, it means the certainty of a fixed term — knowing the tenant will stay for 12 months — disappears. Tenants must give two months' notice to leave, but can do so at any time after the tenancy begins.
When does this apply?
Phase 1 applies from 1 May 2026 to private rented sector tenancies in England covered by the new regime. The government has described a single implementation date for the main tenancy reforms rather than a long two-tier transition between old and new tenancies.
Rent increases: one per year, with new notice rules
Landlords are now limited to one rent increase per year on periodic tenancies. They must use a new standardised form (a 'Section 13 notice') and give two months' written notice. Tenants have an expanded right to challenge the proposed increase at the First-tier Tribunal — and the Tribunal must now consider local market rents, not just refuse to rule on 'market rate' increases.
New landlord database
The Private Rented Sector Database is expected in a later phase, with initial functionality from late 2026. Once it is mandatory, tenants will be able to check whether their landlord is registered and whether the property has had enforcement action taken against it.
The Decent Homes Standard extended to private rentals
The Act creates the route to extend the Decent Homes Standard and Awaab's Law to private rented homes, but the detailed timings remain subject to consultation and later implementation. Landlords should still treat property condition as a near-term compliance priority, not a distant optional upgrade.
Rent in advance and rental bidding
Phase 1 also bans rental bidding and restricts landlords and agents from requesting, encouraging, or accepting more than one month's rent in advance. This matters for international renters, students, and tenants without guarantors, because multi-month upfront rent used to be a common workaround.
What this means in practice
For tenants:
- You cannot be asked to leave without a legal reason — so a landlord who wants to sell or move back in must give you 4 months' notice and follow the process
- Rent increases must be formally notified and can be challenged at tribunal
- You cannot be pushed into rental bidding or asked for several months' rent in advance
- You can leave with two months' notice at any point, giving you flexibility previously only available when a fixed term ended
For landlords:
- Prepare for the national database before it becomes mandatory in a later phase
- Document your eviction grounds carefully before serving notice — Section 8 cases need evidence
- Review your properties against the expected Decent Homes and Awaab's Law requirements before formal deadlines arrive
- Prepare for periodic-only tenancies — 12-month fixed terms are no longer available for new lets