Much has been and will continue to be written about the Renters Rights Act, the most radical change in residential landlord and tenant law in a generation.
See for example Michael Reason’s article The Renters’ Rights Act 2025: what do you need to know?
But what are the key dates?
27 December 2025: some Renters' Rights Act provisions are already in force!
Since the end of last year, local authorities have had new powers to investigate whether a private landlord or a letting agent has broken certain laws.
These powers include the inspection of properties, demanding documents and access to 3rd-party data.
(April 2026: Another date for your diary, the government should be publishing guidance for tenants on the changes).
1 May 2026: Main bulk of the Renters' Rights Act provisions come into force, in particular, the new tenancy regime
From 1 May:
- assured shorthold tenancies in the private rented sector will convert to periodic assured tenancies with no end date.
- section 21 evictions are abolished.
- the reformed grounds for possession will apply.
This applies to both new and existing tenancies.
By 31 May 2026 landlords must give tenants a copy of a government ‘information sheet’ which will explain the new tenancy rules. The government will (apparently) publish the information sheet in March 2026.
If a private landlord has already served their tenant with a section 21 eviction notice before 1 May 2026, court proceedings must be issued on or before 31 July 2026.
The other provisions coming into force on 1 May relate to:
- rent increases, rent in advance, rental bidding
- keeping pets
- discrimination
- measures to strengthen local authority enforcement (for example, through increased financial penalties), and
- rent repayment orders.
Later in 2026 (phase 2)
The tenancy reforms summarised above will apply to the social housing sector.
The new private rented sector database will go live to include key information for landlords (on their obligations), tenants (to inform choice when entering a new tenancy), and councils ( support in targeting enforcement).
Phase 3 (date to be confirmed)
This phase will focus on improving standards in the private sector - extending Awaab’s Law and a modernised decent homes standard to the private rented sector.
More information
There is still time for landlords to prepare for the changes.
We will be giving webinars on the Renters Rights Act: sign up to receive details.