Key takeaways
- Section 21 'no-fault' evictions have ended. Landlords now use Section 8 with a valid ground.
- Fixed-term ASTs have become rolling periodic tenancies. Tenants can leave with two months' notice.
- Rent can only rise once a year using a Section 13 notice, and tenants can challenge it at tribunal.
- Landlords must register on a new private rented sector database and join an ombudsman as these roll out.
What is the Renters' Rights Act?
The Renters' Rights Act is the biggest reform of private renting in England in over 30 years. It became law in October 2025, with the main tenancy changes taking effect from 1 May 2026.
It changes how tenancies start, how rent goes up, and how you can get your property back. Most landlords don't need to do anything dramatic, but your paperwork and processes need to match the new rules.
Before and after: the key changes
| Before | Now | |
|---|---|---|
| Tenancy type | Fixed-term AST | Rolling periodic tenancy |
| No-fault eviction | Section 21 notice | Abolished |
| Rent increases | Rent review clauses | Once a year, Section 13 only |
| Pets | Blanket 'no pets' common | Can't unreasonably refuse |
| Bidding wars | Allowed | Banned — rent must match advert |
| Rent in advance | Often several months | Limited to one month |
Rollout timeline
Oct 2025
Act receives Royal Assent and becomes law.
1 May 2026
Periodic tenancies, end of Section 21, new rent and pet rules start.
Late 2026 onwards
Private rented sector database and landlord ombudsman phase in.
Future
Decent Homes Standard and Awaab's Law extended to private rentals.
Stay ahead of every rule change. Simple Landlord keeps your tenancies, notices and certificates in one place so you're always ready.
Get early accessWhat to do now
- 1
Review your tenancy agreement
Remove fixed-term and rent review clauses that no longer apply.
- 2
Know the Section 8 grounds
Selling, moving in a family member and rent arrears all have specific grounds and notice periods.
- 3
Plan rent reviews
Diarise one increase a year and keep it in line with local market rent.
- 4
Get your compliance in order
Gas, EICR, EPC and deposit records will matter more than ever when you rely on Section 8.
FAQs
Does the Renters' Rights Act apply in Wales and Scotland?+
No. It applies to England. Wales and Scotland have their own tenancy laws.
Can I still evict a tenant?+
Yes, using Section 8 with a valid ground, such as selling the property, moving in yourself, or serious rent arrears.
Do existing tenancies change automatically?+
Yes. Existing ASTs became periodic tenancies when the main changes took effect.
Written and reviewed by the Simple Landlord Editorial Team
Last reviewed 1 October 2026. This guide is general information, not legal or tax advice.
Sources
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