The Renters’ Rights Bill is no longer awaiting approval. It received Royal Assent on 27 October 2025, becoming the Renters’ Rights Act 2025. More importantly for tenants and landlords, the first major phase of reforms came into force across England’s private rented sector on 1 May 2026.
Section 21 “no-fault” evictions have now ended for private rented tenancies, most assured shorthold tenancies have automatically converted into assured periodic tenancies, and new rules covering rent increases, rental bidding, rent in advance, pets and discrimination are operating.
Further measures, including the Private Rented Sector Database and Landlord Ombudsman, are being introduced separately.
As of August 2026, the key question is therefore no longer when the legislation will become law, but which Renters’ Rights Act measures are already in force and which are still to come.
When Did the Renters’ Rights Act Become Law?
After completing its passage through Parliament on 22 October 2025, the Renters’ Rights Act received Royal Assent on 27 October 2025. However, Royal Assent did not mean every reform took effect immediately.
The main private rented sector tenancy reforms were commenced on 1 May 2026, covering both new and most existing private tenancies in England.
This distinction is important because the Act became law in October 2025, while many of the rights most tenants and landlords experience in practice only became operational from May 2026.
It passed through both Houses of Parliament and received Royal Assent during an evening session, ending years of speculation about the bill’s future.
The legislation delivers on a manifesto promise made by the UK Government as part of its wider Plan for Change, a national effort to strengthen housing rights, improve local communities, and reduce homelessness.
The announcement was made by the Ministry of Housing, Communities and Local Government and endorsed publicly by Prime Minister Keir Starmer, Housing Secretary Steve Reed, and Housing Minister Matthew Pennycook.
What Is the Purpose of the Renters’ Rights Act?
The Renters’ Rights Act exists to correct a significant power imbalance that has long plagued England’s private rented sector. Its core intention is to improve stability, reduce evictions, enhance living standards, and protect vulnerable tenants.
One of the most important changes is the abolition of Section 21 “no-fault” evictions. This mechanism had long allowed landlords to evict tenants without having to give a reason, which often led to people losing their homes unexpectedly, including those who reported dangerous or unfit living conditions.
Prime Minister Keir Starmer described the legislation as a moral obligation, stating:
“Every family deserves the dignity of a safe and secure home… No child should grow up without one.”
The law aims to build a fairer, safer and more accountable private rented sector, one that serves the interests of both tenants and responsible landlords.
What Are the Key Changes Introduced by the Renters’ Rights Act?
The Act introduces wide-ranging reforms that touch on almost every aspect of renting in England. Unlike previous piecemeal legislation, this is a comprehensive, structural change.
Here’s a detailed summary of the most critical reforms:
| Area | Current Position in August 2026 |
|---|---|
| Section 21 Evictions | Section 21 “no-fault” evictions ended for private rented tenancies from 1 May 2026. |
| Tenancy Types | Most existing ASTs automatically became assured periodic tenancies on 1 May 2026. New assured tenancies are also periodic rather than fixed-term. |
| Rent Increases | Landlords can normally increase rent only once a year, must give at least two months’ notice using Form 4A and tenants can challenge above-market increases. |
| Rent in Advance | For new tenancies, landlords generally cannot require more than one month’s rent in advance after the tenancy agreement is signed and before it starts. |
| Rental Bidding | Landlords and agents must advertise an asking rent and cannot ask for, encourage or accept bids above it. |
| Pets | Tenants can make a written request for a pet. Landlords normally have 28 days to respond and cannot refuse without a fair reason. |
| Benefits and Children | Discrimination against prospective tenants because they receive benefits or have children is prohibited. |
| PRS Database | Not yet fully operational. Regional rollout is planned to begin from late 2026. |
| Landlord Ombudsman | Still being implemented. Mandatory landlord membership is currently expected in 2028. |
| Decent Homes Standard | The new standard is planned to apply to the private rented sector from 2035. |
| Awaab’s Law | Extension to the private rented sector remains a later-stage reform, with implementation timing still to be confirmed. |
Most of the core tenancy reforms above have been in force since 1 May 2026.
How Does the Act Support Tenants in Practice?
Since 1 May 2026, the main tenant protections are no longer future proposals. They are operating across most of England’s private rented sector.
Most assured shorthold tenancies automatically became assured periodic tenancies, meaning they continue on a rolling basis instead of ending on a fixed date. Section 21 can no longer be used to issue new no-fault eviction notices.
Tenants can now:
- End Most Periodic Tenancies With Two Months’ Notice
- Challenge Rent Increases Above Open-Market Rent
- Request Permission To Keep A Pet In Writing
- Expect A Written Response To A Pet Request, Normally Within 28 Days
- Avoid Rental Bidding Above The Advertised Asking Rent
- Receive Protection From Discrimination Based On Having Children Or Receiving Benefits
Landlords can still recover properties where recognised possession grounds apply, including circumstances involving rent arrears, anti-social behaviour, sale of the property or occupation by the landlord or qualifying family members.
The reforms also eliminate exploitative practices like rental bidding wars and provide a legal route to challenge unaffordable rent increases.
Campaigners like Tom Darling of the Renters’ Reform Coalition called the legislation a “generational upgrade to renters’ rights,” noting that it took over a decade of advocacy to reach this moment.
What Safeguards Are in Place for Landlords?
While the reforms are tenant-focused, they are not one-sided. The Act is designed to support good landlords while holding bad actors accountable. Responsible property owners can still regain possession of their properties under specific legal grounds, such as:
- Wanting to sell the property
- Needing to house close family members
- Significant breach of tenancy terms by the tenant
The law also introduces a framework that will streamline compliance through a national database and reduce disputes via the newly created Private Rented Sector Ombudsman, which provides impartial and binding resolutions.
Ben Beadle, Chief Executive of the NRLA, stated:
“The sector needs certainty about the way forward. This is the most significant shake-up of the rental market in almost 40 years… We must now ensure that the reforms are implemented in a way that is fair, proportionate and deliverable.”
When Will the Provisions Be Implemented?
The implementation timetable is now much clearer. Phase one took effect on 1 May 2026, bringing the main private tenancy reforms into operation.
This included the abolition of Section 21, assured periodic tenancies, new possession grounds, rent increase reforms, rental bidding restrictions, rent-in-advance rules, pet requests and protections against discrimination.
The next stages are:
- From Late 2026: The Private Rented Sector Database is expected to begin a phased regional rollout, with landlords eventually required to register themselves and relevant properties.
- October 2027: Most Renters’ Rights Act tenancy reforms are due to extend to assured social housing tenancies provided by private registered providers.
- 2028: Mandatory membership of the new PRS Landlord Ombudsman is currently expected.
- 2035: The new Decent Homes Standard is planned to apply to private and social rented homes.
- Date Still To Be Confirmed: The extension of Awaab’s Law to the private rented sector remains subject to further implementation arrangements.
Therefore, landlords and tenants should treat the May 2026 reforms as current law while continuing to watch for further regulations covering the database, Ombudsman and property standards.
Landlords and letting agents will be given adequate time to comply, while local authorities and tenants will receive guidance on how to navigate the new framework.
Until the official timeline is published, stakeholders are advised to prepare proactively for the coming changes.
What Should Tenants and Landlords Do Now?
As of August 2026, landlords should already be complying with the first-phase Renters’ Rights Act reforms rather than simply preparing for them.
Existing assured shorthold tenancies generally converted automatically into assured periodic tenancies on 1 May 2026. Landlords with existing written agreements were generally required to give tenants the government’s Renters’ Rights Act Information Sheet by 31 May 2026.
Another important deadline has also passed. Landlords who served valid Section 21 or pre-reform Section 8 notices before 1 May 2026 generally had until 31 July 2026, or the earlier expiry of the notice, to start possession proceedings. New court applications relying on those notices can no longer normally be started, although cases filed within the deadline can continue.
Tenants should familiarise themselves with their periodic tenancy rights, rent-increase protections, pet-request procedures and new eviction rules. Landlords and agents should ensure tenancy documentation, property advertising, rent practices and possession procedures comply with the rules introduced on 1 May 2026.
Conclusion
The Renters’ Rights Act has moved beyond legislation and into practical implementation. It became law on 27 October 2025, while its most significant private renting reforms took effect on 1 May 2026.
For private tenants in England, Section 21 has ended, assured periodic tenancies have become the standard and stronger rules now cover rent increases, rental bidding, rent in advance, pets and discrimination. For landlords, the reforms require significant changes to tenancy management, advertising and possession procedures.
The reform programme is not yet complete. The PRS Database is expected to begin rolling out from late 2026, mandatory Ombudsman membership is expected in 2028, and major housing-standard reforms will follow later.
The article should therefore present the Renters’ Rights Act as partly implemented but still undergoing a phased rollout, rather than legislation waiting to come into force.
FAQs About the Renters’ Rights Act
When Did the Renters’ Rights Act Become Law?
The Renters’ Rights Act received Royal Assent on 27 October 2025. Its main private rented sector tenancy reforms subsequently took effect on 1 May 2026.
Is Section 21 Banned Now?
Yes. New Section 21 “no-fault” eviction notices cannot be used for affected private tenancies from 1 May 2026. The deadline to start proceedings using qualifying pre-May notices generally passed on 31 July 2026.
What Happened to Existing Fixed-Term Tenancies?
Most existing assured shorthold tenancies automatically became assured periodic tenancies on 1 May 2026, and existing fixed end dates generally stopped applying.
Can Landlords Increase Rent Whenever They Want?
No. For assured periodic tenancies, rent can generally be increased only once a year using the statutory process, with at least two months’ notice. Tenants can challenge increases above the open-market rent.
Can Tenants Keep Pets Under the Renters’ Rights Act?
Tenants can make a written request to keep a pet. Landlords normally have 28 days to respond and cannot refuse the request without a fair reason.
Is the Private Landlord Database Live Yet?
Not nationwide. The government’s implementation roadmap says the Private Rented Sector Database will begin a phased rollout from late 2026.
Is the Renters’ Rights Act Fully Implemented?
No. The main private tenancy reforms are already in force, but measures including the PRS Database, Landlord Ombudsman and some housing-standard reforms are being introduced later.
Because this law is still being rolled out, I can also keep track of the late-2026 PRS Database launch and any new Renters’ Rights Act commencement dates for you.
