In short: From 1 May 2026, every assured tenancy in England became periodic (no more fixed terms), Section 21 “no fault” eviction disappeared, and landlords must now use expanded Section 8 grounds through the courts to get possession. Rent can only go up once a year via a formal Section 13 notice, which tenants can challenge at a tribunal. Blanket bans on pets, benefits claimants and families with children are illegal, rent-in-advance is capped at one month, and you’ll soon need to register on a national property portal and join a Landlord Ombudsman. This is the biggest shake-up of the private rented sector in over 30 years.
The headline change: the end of Section 21 and fixed terms
The Renters’ Rights Act 2025 received Royal Assent on 27 October 2025, and its main provisions commenced on 1 May 2026. From that date:
- Section 21 “no fault” eviction is abolished. Landlords can no longer end a tenancy simply because a fixed term has expired or because they choose not to renew it.
- All assured shorthold tenancies (ASTs) converted automatically into periodic assured tenancies on commencement, with rent periods capped at one month. There is no longer any such thing as a new fixed-term AST, every new tenancy signed after 1 May 2026 is periodic from day one.
- Landlords who had already served a valid Section 21 notice before commencement generally had until 31 July 2026 to issue court proceedings based on that notice; after that, only Section 8 grounds apply.
In practice, this means you can never again simply “not renew” a tenancy at the end of a fixed term. If you want possession, you must fit one of the statutory grounds under Section 8 of the Housing Act 1988 (see our guide to valid grounds for eviction), give the correct notice, and, if the tenant doesn’t leave voluntarily, apply to the county court.
New and expanded possession grounds
To compensate landlords for losing Section 21, the Act introduced or strengthened several Section 8 grounds, including two that are particularly important for ordinary landlords:
- Ground 1, landlord or a close family member intends to move in and occupy the property as their only or principal home (4 months’ notice; cannot be used in the first 12 months of a tenancy).
- Ground 1A, landlord intends to sell the property (2 months’ notice; also blocked in the first 12 months).
- Ground 6A and other redevelopment/superior-lease grounds.
- A strengthened rent arrears ground (Ground 8), now triggered at three months’ unpaid rent (up from two) with a four-week notice period (see our guide to handling tenant arrears).
Landlords who use Grounds 1 or 1A are then barred from re-marketing or re-letting the property for 12 months, enforced by local council civil penalties of up to £7,000 (rising to £40,000 for repeat breaches).
Rent increases: Section 13 only
Landlords can no longer increase rent using a rent-review clause written into the tenancy agreement. The only lawful route is a Section 13 notice (at least one increase per 12 months), giving the tenant at least one month’s notice of a new rent. Tenants who believe the proposed rent is above the local market rate can refer it to the First-tier Tribunal (Property Chamber) before the increase takes effect, for a small fee. The tribunal can only confirm the landlord’s figure or set it lower, never higher, and the tenant keeps paying the old rent until the tribunal decides.
Pets, discrimination and rent in advance
- Tenants now have a statutory right to request to keep a pet, and landlords cannot unreasonably refuse (though you can require reasonable pet insurance or additional cleaning provisions).
- Blanket “No DSS,” “no children,” or “no benefits” bans are now illegal, as is indirect discrimination (e.g., requiring “professional employment only”).
- Rental bidding wars are banned, you must advertise an asking rent and cannot solicit or accept offers above it.
- Landlords can no longer demand more than one month’s rent in advance before a tenancy starts (except in narrow, specified circumstances).
The PRS Database and Landlord Ombudsman
Two major compliance infrastructure pieces are being phased in after the May 2026 launch:
- A new Private Rented Sector (PRS) Database, where every landlord must register themselves and each let property, rolling out region-by-region from late 2026 with full national coverage expected by 2027. You won’t be able to lawfully market, let, or in some cases even gain possession of a property that isn’t registered.
- A new PRS Landlord Ombudsman, giving tenants a free route to raise complaints about landlord conduct without going to court, expected to become mandatory around 2028.
Decent Homes Standard and Awaab’s Law
The Decent Homes Standard and an extended version of Awaab’s Law (originally a social-housing law forcing prompt investigation and repair of hazards like damp and mould) are both being extended into the private rented sector, but on a much longer runway, currently pencilled in for 2035, subject to further consultation. This is the one part of the reform package that is not imminent, though many landlords are advised to start meeting the spirit of it now (see our guide to who is responsible for damp and mould).
What this means practically
For most small landlords, the day-to-day impact is: no more fixed terms to manage, tenants who can leave anytime with two months’ notice, and a much narrower, more procedural route to ending a tenancy yourself. Good record-keeping, prompt repairs, and using a solicitor or letting agent for any possession action are now far more important than they used to be.
Related reading
Sources
This is general information, not legal, tax, or financial advice. Rules referenced are accurate to the best of available information as of July 2026 for England unless stated otherwise, this area of law is changing fast, so always check current government guidance (gov.uk) or consult a solicitor before acting, especially on evictions.
Last Updated on September 21, 2026