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If you’re renting or letting property in the UK, you’ve probably heard about the Renters’ Rights Bill, now officially the Renters’ Rights Act 2025. But the big question on everyone’s mind is, when does it actually come into effect? While the Act became law on 27 October 2025, most of its provisions won’t apply immediately.
Instead, they’ll roll out in phases, with the most significant changes expected to hit in spring or mid-2026. These include the abolition of Section 21 evictions, transition to periodic tenancies, rent regulation, and a stronger legal safety net for tenants.
This blog breaks down the timeline, what’s included, how it impacts you, and how to prepare effectively. Whether you’re a tenant, landlord or letting agent, staying informed is essential for adapting to the UK’s most sweeping rental law reform in four decades.
What Is the Renters’ Rights Act 2025 and Why Was It Introduced?
The Renters’ Rights Act 2025 represents one of the most ambitious housing reforms in the UK since the Housing Act 1988. Originally proposed as the Renters’ Reform Bill, it was passed by Parliament and received Royal Assent in October 2025, officially becoming law.
Its primary purpose is to protect tenants and rebalance power in the rental sector, which has long been criticised for being unaffordable, insecure, and unregulated in comparison to other forms of housing.
This Act emerged after years of pressure from housing advocacy groups, widespread media scrutiny of poor rental conditions, and the sharp rise in no-fault evictions through Section 21 notices.
The government stated that the aim is to give renters “more security in their homes” while ensuring landlords can still regain possession where necessary under clearer, fairer grounds.
Here’s why the Act was introduced:
- To abolish Section 21 no-fault evictions, which allowed landlords to evict tenants without giving a reason.
- To replace fixed-term ASTs with periodic tenancies to offer more flexibility to tenants.
- To make rent increases more predictable by requiring landlords to use Section 13 procedures and limiting them to once per year.
- To introduce a Landlord Ombudsman Scheme for faster, fairer dispute resolution.
- To launch a national PRS database, increasing transparency and accountability in the sector.
- To improve housing standards with the proposed inclusion of Awaab’s Law and the Decent Homes Standard.
In short, this Act aims to create a safer, more transparent, and more equitable private rental sector in England.
Timeline – When Will the Renters Rights Act Come Into Effect?
The Renters’ Rights Act became law on 27 October 2025, but not all of its provisions are active yet. The government has chosen to stagger the implementation to ensure a smoother transition.
The Department for Levelling Up, Housing and Communities (DLUHC) has confirmed that a phased approach will allow all stakeholders, landlords, tenants, and letting agents to prepare accordingly.
Royal Assent Granted: 27 October 2025
This date marks the official moment when the Renters’ Rights Bill became law and was renamed the Renters’ Rights Act 2025. However, this did not mean immediate enforcement. Instead, it started the clock on the formal rollout process, including the appointment of enforcement authorities and regulatory bodies.
Phase 1: Some local authority powers – From 27 December 2025
Two months after Royal Assent, initial powers come into effect:
- Long leases no longer qualify as assured tenancies (ending the “AST trap”).
- Local councils gain investigatory powers and start reporting to the Secretary of State.
- Chapter 3 of Part 4 of the Act becomes active, equipping councils to monitor landlords more effectively.
Phase 2 (expected): Major Tenancy Reforms – Q2 2026 (“Big Bang” Implementation)
This phase is widely anticipated and is expected to transform the entire rental framework:
- Assured Shorthold Tenancies (ASTs) will automatically convert to Assured Periodic Tenancies.
- Fixed-term agreements will no longer be allowed.
- Tenants can end their tenancy with two months’ notice (or less if agreed).
- Section 21 evictions will be banned from this point.
- All rent increases must be done via Section 13 Form 4, no more clauses in tenancy agreements.
- No more collecting rent in advance for new tenancies.
- Tenants gain a statutory right to keep pets, with only reasonable objections permitted.
- Revised Section 8 grounds for possession become enforceable.
Post-launch deadlines: Pet provisions, Section 21 expiry, landlord leaflets
Following the big-bang date:
- Landlords must send a government-provided information leaflet to all tenants.
- HMO student landlords must notify tenants if they plan to use Ground 4A.
- Within 3 months, any unexecuted Section 21 notices will lapse and be time-barred if no court claim is filed.
Renters’ Rights Act Timeline Overview
| Date | Provision | Details |
| 27 Oct 2025 | Royal Assent | Renters Reform Bill becomes law |
| 27 Dec 2025 | Initial Provisions | Local authority powers, AST clarification |
| Q2 2026 (Est.) | Main Changes | Section 21 ban, tenancy reform, rent limits, pets |
| 3 Months Post | Section 21 Expiry | Deadline for pending Section 21 claims |
| Late 2026 | Landlord Database | Registration requirements for landlords |
| 2027–2028 | Ombudsman Launch | PRS redress scheme becomes mandatory |
| 2035 (est.) | Decent Homes Standard | Standards applied to private rented homes with Awaab’s Law |
These changes will gradually shape the future of the private rented sector in the UK, offering more clarity, accountability, and tenant security over time.
Key Changes in the Renters Rights Act You Should Know
The Renters’ Rights Act 2025 introduces a sweeping set of changes that reshape the landscape of the private rental sector in England. These changes aim to improve tenant rights, modernise tenancy structures, and offer better standards and protections across the board. Understanding these key changes is essential whether you are a landlord, letting agent, or tenant.
Some of the most impactful changes include:
- Abolition of Section 21 evictions: Landlords can no longer remove tenants without providing a valid reason. This puts an end to “no-fault” evictions and enhances tenant security.
- Transition to periodic tenancies: All fixed-term tenancies will become open-ended periodic contracts. This allows tenants more flexibility to move out and prevents landlords from using short-term leases as a control mechanism.
- Rent increase limitations: Landlords can only increase rent once per year using the formal Section 13 process. Tenants can challenge unfair increases through a tribunal.
- New rights for pet ownership: Tenants now have the right to request a pet. Landlords must have a valid reason to refuse.
- Ban on rental bidding wars: Letting agents and landlords are prohibited from accepting offers above the listed rental price to prevent unfair bidding.
- Introduction of a PRS landlord database: Landlords must register their properties and themselves in a national database, boosting transparency and traceability.
- Mandatory Landlord Ombudsman Scheme: All landlords will be required to join the ombudsman scheme for fair, impartial resolution of disputes without needing to go to court.
These changes make the rental process more tenant-friendly while still preserving landlord rights to manage properties appropriately within the new legal framework.
How Will the Act Affect Existing and New Tenancy Agreements?
The Renters’ Rights Act will trigger one of the biggest tenancy transitions in UK rental history. Both existing and new tenancy agreements will be affected as the implementation date takes effect.
For current agreements, no immediate rewriting is required, but on the commencement date, all Assured Shorthold Tenancies (ASTs) will automatically convert into Assured Periodic Tenancies.
This applies regardless of the tenancy’s original length or terms. While tenants and landlords may still agree on terms like rent and notice periods, they must now follow the updated legal structure.
For new tenancies, landlords will be unable to offer fixed-term contracts and must issue open-ended periodic agreements from the outset. Additionally, rent in advance will not be permitted for new tenancies, and pet requests must be handled within the rules of the Act.
This automatic shift will ensure uniformity across the rental sector, eliminate loopholes, and help tenants avoid sudden evictions or restrictive fixed-term agreements. Landlords and agents should begin updating their processes now to ensure compliance.
Section 21 vs Section 8 – What Will Change in Evictions?
With the Renters’ Rights Act, the eviction process in England is undergoing a dramatic overhaul. The abolition of Section 21 is one of the most significant reforms, and it will shift the entire eviction system to rely on Section 8 notices and clearly defined possession grounds.
End of Section 21: Notices Must Be Used or Enforced Before Deadline
Section 21, known for allowing landlords to evict tenants without needing a reason, will no longer be valid after the commencement date. If landlords have issued a Section 21 notice before this date, they must act fast. Court proceedings must be initiated within three months, or the notice becomes invalid.
Landlords will need to serve valid grounds for eviction moving forward, which removes the ability to simply regain possession because a fixed term has ended or they wish to sell with no obligation to prove it.
End of Section 21: Notices Must Be Used or Enforced Before Deadline
To replace Section 21, the government has expanded and clarified the grounds under Section 8:
- Ground 1: Landlord or close family member intends to move in (after 12 months of tenancy)
- Ground 1A: Landlord intends to sell the property (also after 12 months)
- Ground 4A: Applies specifically to student HMOs, allowing landlords to regain possession aligned with academic calendars
- Ground 6A: Required if enforcement action needs the landlord to regain control
- Ground 8: Applies for serious rent arrears, such as 3 months overdue
Discretionary grounds such as domestic abuse, anti-social behaviour, and refusal to engage with support services are also included to provide fair grounds for eviction while protecting tenants from misuse.
Landlords Must Prove Possession Grounds; Otherwise, Cases Can Be Rejected
Without Section 21, landlords must now provide evidence for their eviction grounds. Failure to prove the need can result in the court rejecting the claim, leading to significant delays and potential loss of time and rental income.
This makes it crucial for landlords and letting agents to understand the updated Section 8 framework, collect proper documentation, and follow proper notice procedures.
Common Legal Pitfalls and New Notice Periods
Several legal pitfalls await those who are unprepared.
For example:
- Using the wrong ground
- Serving notice too early
- Not providing adequate documentation
- Failing to wait out the required notice period
Notice periods may vary by ground, with most requiring two months, but Ground 8 for arrears can require only 14 days. Letting agents and landlords should undergo training to avoid costly delays and court rejections. Having legal support may become more common, especially during the initial transition phase.
This shift places more responsibility on landlords to justify repossession, ultimately creating a fairer and more transparent process for both sides.
What Should Landlords and Tenants Do to Prepare?
With the Renters’ Rights Act 2025 now passed into law and implementation approaching in stages, it’s essential for both landlords and tenants to begin preparing now. While some reforms won’t take effect until mid-2026 or later, early preparation will help reduce confusion, ensure compliance, and prevent legal disputes.
Preparation strategies include:
- Landlords should review existing tenancy agreements and familiarise themselves with the new rules on periodic tenancies, notice periods, and Section 8 grounds for possession.
- Tenants must understand their rights, particularly in relation to notice periods, rent increases, and protection against unfair evictions.
- Start training or legal consultations, letting agents and landlords should seek training on the new Section 8 possession grounds and updated notice formats. Legal advisers can assist with understanding complex changes.
- Letting agents should update internal processes, which includes automating compliance checks, updating rental agreement templates, and ensuring that all staff are informed about the transition to periodic tenancies.
- Join the Ombudsman and PRS Database (when available), landlords must register on the PRS database and sign up to the Ombudsman scheme when those provisions come into force.
- Develop a communication strategy for tenants. Landlords should prepare to send government-mandated information leaflets and ensure their tenants are kept informed about their changing rights.
- Assess rent pricing strategy: Since Section 13 will govern rent increases, landlords need to carefully consider rent adjustments and prepare for possible tribunal challenges.
Getting ahead of these changes will minimise disruption. The Government has promised sufficient notice before full implementation, but waiting until the last minute could put you at risk of non-compliance and potential penalties.
What Happens Next, Expected Government Announcements and Guidance?
Although the Renters’ Rights Act is now law, it is not yet in force, and the final implementation dates are still to be officially confirmed. The UK Government has stated it will provide landlords, tenants, and letting agents with clear guidance and sufficient notice before changes take effect.
The Ministry of Housing, Communities and Local Government (MHCLG) is expected to publish a comprehensive suite of guides and tools on GOV.UK in the months ahead.
These will likely include:
- Detailed timelines for the phased implementation
- Official notice templates for landlords under Section 8
- Compliance checklists for letting agents
- Tenant awareness campaigns via media and social platforms
- Clear timelines for PRS database enrolment and Ombudsman registration
Landlords and letting agents should watch for updates on these announcements through official channels. It’s recommended to subscribe to email notifications from GOV.UK, letting platforms or professional landlord associations like the NRLA to stay informed.
The rollout is intended to be smooth, with multiple phases to avoid disrupting the housing market. Still, being proactive and tracking updates will give you a major advantage.
Conclusion
The Renters’ Rights Act 2025 marks a fundamental transformation in the UK’s rental landscape. Although it became law in October 2025, its full effect will be felt gradually through staged rollouts in 2026 and beyond.
The changes are designed to bring stability, fairness, and higher standards to the private rented sector, empowering tenants and placing clearer responsibilities on landlords.
Understanding when the different provisions come into force, preparing for tenancy reforms, and staying compliant with new eviction rules will be critical.
Whether you’re a landlord managing multiple properties or a tenant seeking more security, staying informed and acting early will be your best defence in navigating this legislative shift. With further guidance and dates expected from the Government soon, now is the time to prepare for what’s ahead.
FAQs
When does the Renters’ Rights Act come into effect?
The Renters’ Rights Act became law in October 2025, but its provisions are expected to begin taking effect from mid-2026.
Will Section 21 notices still be valid?
Yes, but only if served before the new system begins. Landlords must act within three months of serving the notice.
What happens to fixed-term tenancies under the new rules?
All fixed-term ASTs will automatically convert into periodic tenancies when the Act is implemented.
Can landlords still raise the rent after the changes?
Yes, but only once per year using a Section 13 notice, with two months’ notice provided to tenants.
Do landlords have to accept pets now?
Landlords cannot unreasonably refuse pets, but they can deny requests for valid reasons like lease restrictions or property unsuitability.
Is the PRS landlord database mandatory?
Yes, once launched, landlords must register themselves and each rental property on the national database.
Will tenants get more protection from eviction?
Absolutely. Section 21 evictions will be abolished, and landlords must now use legally approved grounds via Section 8 for any eviction.
