When does the Renters Rights Act come into force?

The Renters Rights Act 2025 received Royal Assent in October 2025. Phase 1 enforcement begins on 1 May 2026, when Section 21 is abolished and new tenancy rules take effect. Landlords must provide the Information Sheet to all existing tenants by 31 May 2026. Further phases are expected in late 2026 and 2027.

Can I still evict a tenant after Section 21 is abolished?

Yes. Section 8 of the Housing Act 1988 remains available with updated and new grounds for possession. New mandatory grounds include Ground 1A (selling the property) and updated Ground 1 (landlord or family occupation). Existing grounds for rent arrears (Ground 8), antisocial behaviour (Ground 14), and others continue. All require specific notice periods and evidence.

Do I have to allow pets in my rental property?

Not automatically. Tenants can request a pet in writing and you have 42 days to respond. You can refuse if you have a reasonable ground (e.g., property unsuitable, leasehold restrictions, insurance exclusion). You must state your reason in writing. Ignoring the request counts as consent. You can require the tenant to have pet damage insurance.

How do I increase rent under the new rules?

All rent increases must now use the Section 13 process. Contractual rent review clauses are void. You can increase rent once per year maximum, with 2 months' notice using the prescribed form. Tenants can challenge the increase at the First-tier Tribunal, which determines a market rent.

What happens to my fixed-term tenancy?

From 1 May 2026, all new tenancies are periodic from day one. Existing fixed-term tenancies continue until their natural end date, then automatically become periodic. You cannot create new fixed-term tenancies after this date. Tenants can end a periodic tenancy with 2 months' notice at any time.

How do I sell my rental property with a tenant in it?

Use the new mandatory Ground 1A: you intend to sell the property. You must give 4 months' notice and the tenancy must be at least 12 months old. If proved, the court must grant possession. You cannot re-let the property within 12 months of regaining possession or the tenant can claim compensation.

What if my tenant stops paying rent?

Use Section 8 Ground 8 (mandatory) if the tenant owes 3+ months' rent at both the notice date and hearing date — notice period is 4 weeks. For smaller arrears, Ground 10 (discretionary) and Ground 11 (persistent delays) are available but the court decides. Document everything meticulously.

Renters Rights Act 2026: What Landlords Must Know

Q: What do I need to do before 31 May 2026?

You must provide ALL existing tenants with the government's Renters' Rights Act Information Sheet by 31 May 2026. This is a standardised document available from gov.uk. Failure to provide it carries a fine of up to £7,000 per tenancy. Keep proof of delivery (email acknowledgement or recorded post).

What Is the Renters Rights Act?

The Renters' Rights Act 2025 is the most significant change to England's private renting laws in over 30 years. It received Royal Assent in October 2025 and Phase 1 enforcement begins on 1 May 2026.

The Act abolishes Section 21 "no-fault" evictions, makes all tenancies periodic, regulates rent increases, gives tenants the right to request pets, and creates new enforcement powers for local authorities.

For landlords, the practical impact depends on your specific situation — your tenancy type, portfolio size, and how you currently manage your properties. Use the scenario navigator above to see exactly how each change affects you.

Section 21 Abolition: What Replaces It?

From 1 May 2026, landlords can no longer serve Section 21 notices. Section 21 notices served before 1 May 2026 remain valid, but court applications must be made by 31 July 2026. After this, the Section 21 route is permanently closed.

Section 8 of the Housing Act 1988 becomes the sole route to possession. The Act introduces new mandatory grounds and amends existing ones:

• Ground 1 (amended): Landlord or family member wants to live in the property. 4 months' notice. Not available in first 12 months.
• Ground 1A (new): Landlord intends to sell. 4 months' notice. Not available in first 12 months. Must not re-let within 12 months.
• Ground 8 (amended): Serious rent arrears. Now requires 3 months' arrears (was 2). 4 weeks' notice. Mandatory.
• Ground 14 (existing): Antisocial behaviour. 2 weeks' notice. Discretionary.

Check if your existing Section 21 notice is still valid →

Rent Increases Under the New Rules

All rent increases must now follow the Section 13 formal notice process. Contractual rent review clauses are void. Key changes:

• Maximum one rent increase per 12 months
• Minimum 2 months' notice via prescribed form
• Tenants can challenge at the First-tier Tribunal (no fee)
• Tribunal determines "market rent" — could be higher or lower than proposed
• Agreed informal increases are no longer valid

Pets in Rental Properties

Tenants can request a pet in writing. Landlords have 42 days to respond. Refusal requires a reasonable ground stated in writing. Silence is treated as consent. Landlords can require pet damage insurance at the tenant's expense.

Reasonable grounds for refusal may include: property unsuitable for the specific animal, leasehold restrictions, insurance policy exclusions, or the animal posing a genuine risk to the property or other occupants.

Key Dates and Deadlines

1 May 2026 — Phase 1

Section 21 abolished. All new tenancies are periodic. New Section 8 grounds available. Rent increase rules change. Pet request rights begin.

31 May 2026 — Information Sheet deadline

All existing tenants must receive the Renters' Rights Act Information Sheet. Fine of up to £7,000 per tenancy for non-compliance.

31 July 2026 — Section 21 court deadline

Last date to submit a court application based on a Section 21 notice served before 1 May 2026.

Late 2026 — Phase 2 (expected)

PRS Landlord Database registration, Landlord Ombudsman, Decent Homes Standard enforcement. Exact dates to be confirmed by secondary legislation.

Eviction Under the New Rules

With Section 21 abolished, all evictions now require a specific legal ground under Section 8 of the Housing Act 1988. The Act introduces new mandatory grounds and amends existing ones to ensure landlords can still regain possession when they have a legitimate reason.

The most common grounds landlords will use are: Ground 1A (selling the property, 4 months' notice), Ground 1 (landlord or family occupation, 4 months' notice), and Ground 8 (serious rent arrears of 3+ months, 4 weeks' notice). Grounds 1 and 1A cannot be used in the first 12 months of a tenancy, and if you regain possession using either ground and then re-let within 12 months, the former tenant can claim compensation.

For antisocial behaviour, Ground 14 remains available with just 2 weeks' notice, though it is discretionary — the court weighs the evidence and decides. Keeping detailed records of incidents, police reports, and written warnings is essential for a successful possession claim.

What Should Landlords Do Now?

With the new rules taking effect from 1 May 2026, landlords should take several steps to prepare. First, review your existing tenancy agreements to understand which clauses will become void. Use our free tenancy agreement checker to get an instant compliance assessment.

Second, provide all existing tenants with the government's Renters' Rights Act Information Sheet by 31 May 2026. This is a standardised document available from gov.uk. Failure carries a fine of up to £7,000 per tenancy. Keep proof of delivery — an email acknowledgement or recorded post receipt is sufficient.

Third, familiarise yourself with the Section 13 rent increase process, as contractual rent review clauses are no longer valid. Understand the new pet request procedure and ensure you can respond within the 42-day window. Finally, consider how you would handle possession if needed — identify which Section 8 grounds would apply to your situation and ensure you meet the requirements.

This guide provides general information about the Renters' Rights Act 2025 as it applies in England. It is not legal advice. The Act's implementation is phased and some details depend on secondary legislation not yet published. For specific legal questions about your situation, consult a solicitor. Last updated: March 2026.