What Is the Renters’ Rights Act 2025?
The Renters’ Rights Act 2025 (previously known as the Renters Reform Bill) received Royal Assent and came into force on 1 May 2026. It is the most significant change to the private rented sector in England since the Housing Act 1988.
The Act abolishes Section 21 "no fault" evictions, ends fixed-term tenancies, introduces a Decent Homes Standard for the private sector, and creates a new ombudsman and property portal that all landlords must register with.
This guide covers every change and what you must do now the Act is in force.
Key Change 1: Section 21 Is Abolished
From 1 May 2026, landlords can no longer serve a Section 21 "no fault" notice to end a tenancy. This is the most impactful change.
What this means:
Action required:
Key Change 2: Fixed-Term Tenancies Become Periodic
All new tenancies from 1 May 2026 must be on a periodic (rolling) basis, monthly or weekly depending on how rent is paid. Fixed-term tenancies (e.g. "12 months AST") are no longer permitted for new lettings.
What this means:
Action required:
Key Change 3: New Possession Grounds
The Act introduces and strengthens several grounds under which a landlord can seek possession:
Important: Some grounds now have mandatory waiting periods at the start of tenancy. Check each ground before serving notice.
Key Change 4: Landlord Registration & Property Portal
All private landlords in England will be required to register on a new government property portal. The portal will also host information about properties and landlords that tenants can access.
Timescales: The portal is expected to go live in late 2026. Penalties for non-registration will apply once the system is operational.
Action required:
Key Change 5: Decent Homes Standard
The Decent Homes Standard, previously applicable only to social housing, will be extended to the private rented sector. Properties must be:
Local authorities will have new enforcement powers including civil penalties of up to £30,000 for non-compliance.
Your Renters’ Rights Act Compliance Checklist
LetCompliance is built for the post-Section 21 world: generate an RRA-compliant periodic tenancy agreement with e-sign and an audit certificate, draft Section 8 and Section 13 notices, and let the live arrears engine build court-ready Ground 8 evidence, all alongside the 0–100 compliance score that keeps Gas Safety, EICR, EPC, deposit and Right to Rent from slipping. Start your free trial →
Key Change 6: you can no longer choose tenants the old way
This gets far less attention than Section 21 and changes day-to-day practice more, because it applies to every let rather than the small share that end in possession.
Blanket bans are unlawful. Refusing to let to someone because they receive benefits, or because they have children, is prohibited in England — both in how you advertise and in the decision itself. "No DSS", "no children" and "professionals only" are out, and so are the softer versions that mean the same thing.
You may still assess affordability, and you should. The distinction is between judging the individual applicant's actual income and circumstances, and applying a rule to a category of people before you have looked at them. A benefits recipient with a guarantor and a clean reference is an applicant like any other.
Rent bidding is banned. You must advertise a stated rent and must not invite or accept offers above it, even where an applicant volunteers one.
Pets. A tenant can request to keep a pet, you must give a written decision, and you cannot unreasonably refuse. Note one thing that is often stated wrongly: you cannot require the tenant to take out pet insurance, and you cannot recharge your own. Damage to the property remains a matter for the deposit, which is still capped at five weeks' rent (six where the annual rent is £50,000 or more).
Practically, this means your advert template, your application form and your tenant-selection criteria all need reviewing, not just your possession paperwork.
What it costs to get this wrong
The enforcement design is the part most checklists leave out, and it is what makes the Act bite differently from previous reforms.
Non-compliance is split into two categories:
Initial or minor failures sit at the lower end; serious, persistent or repeat failures move into the £40,000 bracket. Because this is largely civil enforcement by your local council rather than criminal prosecution, it is faster and considerably more likely to actually happen than the regime it replaced.
Two limits worth knowing. Only breaches and offences occurring after 1 May 2026 are enforceable under the new restrictions. And you receive a notice of intent before any final penalty, with a window to make written representations and a right of appeal to the First-tier Tribunal — cooperation and prompt remediation are scoring factors in every council's penalty policy, so engaging early genuinely reduces the figure.
Separately, Rent Repayment Orders were strengthened: the maximum was doubled, repeat offenders can be required to pay it, and RROs now reach superior landlords, so handing a property to a management company no longer hands over the exposure with it.
Section 21 → Section 8 Transition Map (2026)
Section 21 was abolished on 1 May 2026. Map every active S21 / Form 6A scenario onto a valid Section 8 ground with this 2-page transition guide.
- Pre-1 May 2026 Form 6A — still valid? Decision tree
- Map every S21 trigger to a Section 8 mandatory / discretionary ground
- Ground 8 (rent arrears) — 13-week threshold under RRA 2025
- Top 5 evidence packs courts now expect for possession
Frequently asked questions
What is the key date for the Renters Rights Act 2025 in England?
Major provisions including Section 21 abolition for new notices take effect from 1 May 2026. Use the run-up period to audit compliance and update tenancy templates.
Will fixed-term ASTs still exist for new lets?
The Act moves new tenancies toward periodic structures. Update agreements and processes with a solicitor; do not rely on this article as legal advice.