Renters' Rights Act 2025: Key Dates Landlords Need to Know

The Renters' Rights Act 2025 received Royal Assent in October 2025 and commences 1 May 2026. Here are the critical dates and changes every landlord must prepare for.

<h2Where We Are Now</h2 <pThe Renters' Rights Act 2025 received Royal Assent in October 2025 and the first stage of implementation came into force on <strong1 May 2026</strong. It fundamentally changes the relationship between landlords and tenants in England.</p

<h2The Biggest Changes</h2 <pHere's what changed on 1 May 2026, and what is still to come:</p <ul <li<strongSection 21 abolished (1 May 2026)</strong — no-fault evictions end entirely. All evictions now require a valid Section 8 ground with reformed and expanded grounds for possession.</li <li<strongPeriodic tenancies only</strong — all assured tenancies become periodic from day one. Fixed terms no longer exist.</li <li<strongRent increases capped</strong — landlords can only increase rent once per year using the Section 13 process. Rent review clauses are banned.</li <li<strongPrivate Rented Sector Ombudsman (Phase 2 — expected from 2028)</strong — a new mandatory Ombudsman to handle tenant complaints. <emNot live on 1 May 2026.</em</li <li<strongProperty Portal / PRS Database (Phase 2 — expected from late 2026 regional rollout)</strong — a government-run database of landlords and properties. <emNot live on 1 May 2026.</em</li <li<strongDecent Homes Standard for the PRS (expected from 2035)</strong — applies to the private rented sector for the first time, almost a decade after Phase 1.</li <li<strongAwaab's Law for private landlords (Phase 3 — date to be confirmed)</strong — mandatory timeframes for addressing hazards such as damp and mould.</li </ul

<h2Key Implementation Dates</h2 <ul <li<strong1 May 2026 (Phase 1, in force)</strong — Section 21 abolished, new eviction grounds commence, periodic tenancies, rent increase frequency limits, pet request rules, anti-discrimination protections, rent bidding ban</li <li<strongFrom late 2026 (Phase 2, expected)</strong — Property Portal / PRS Database regional rollout begins</li <li<strongFrom 2028 (Phase 2, expected)</strong — Mandatory PRS Landlord Ombudsman membership</li <li<strongPhase 3 (date TBC)</strong — Awaab's Law extended to the PRS</li <li<strongFrom 2035 (expected)</strong — Decent Homes Standard applies to the PRS</li </ul

<h2How to Prepare</h2 <pSmart landlords are already taking steps:</p <ol <li<strongStrengthen your compliance records</strong — courts will scrutinise your history before granting possession orders</li <li<strongDocument all tenant communications</strong — a clear communication trail demonstrates reasonableness</li <li<strongReview your rent strategy</strong — with annual-only increases, getting your initial rent right matters more than ever</li\n<li<strongPrepare for pet requests</strong — blanket bans are now prohibited; you must respond to requests within 28 days (initial consideration period)</li </ol

<h2Act Now</h2 <pPhase 1 has been in force since 1 May 2026. Landlords who keep their records in order now will be in a far stronger position as the later phases arrive.</p