Renters’ Rights Act 2025: A Guide for Private Landlords in England

What the Act changes

The Renters’ Rights Act 2025 abolishes Section 21 no-fault evictions, replaces fixed-term assured shorthold tenancies with periodic assured tenancies, restructures the grounds for possession under Section 8, restricts the way landlords can increase rent, and introduces a Decent Homes Standard and a Private Rented Sector Database.

The Act received Royal Assent on 21 May 2025. The main provisions commenced on 1 May 2026 by statutory instrument. Some provisions — including the PRS Database and Ombudsman scheme — await further commencement orders.

Section 21 abolition

From 1 May 2026, no new Section 21 notice may be served in England. All existing assured shorthold tenancies converted automatically to assured periodic tenancies on that date. Fixed terms are no longer enforceable — tenants can give two months’ notice at any time.

A valid Section 21 notice served before 1 May 2026 may still be used to begin court possession proceedings, but proceedings must be issued by 31 July 2026. After that date, any outstanding Section 21 notices expire permanently.

Key dates for landlords

• 1 May 2026— Section 21 abolished. All ASTs convert to periodic tenancies. New possession procedure applies immediately.
• 31 May 2026— Deadline to serve the prescribed RRA Information Sheet on every pre-May tenant. Civil penalty of up to £7,000 per breach.
• 1 June 2026— Source of income discrimination ban commences. Landlords and agents may not refuse a tenant because they receive housing benefit or Universal Credit.
• 31 July 2026— Last day to apply to court under any Section 21 notice served before 1 May 2026. After this date the Section 21 route closes permanently.

The RRA Information Sheet

For existing tenancies in place before 1 May 2026, landlords must serve the government’s prescribed Information Sheet on every named tenant by 31 May 2026. The Sheet explains the tenant’s rights under the new regime.

Failure to serve carries a civil penalty of up to £7,000 per breach. More critically, failure to serve may invalidate any subsequent Section 8 notice relying on Ground 1 (landlord wishes to sell) or Ground 1A (landlord or family member wishes to move in).

The prescribed form is published by DLUHC and must be served as-is — landlords cannot substitute their own version. Service by email is acceptable if the tenant has previously agreed to receive notices by email.

New Section 8 grounds

With Section 21 abolished, Section 8 of the Housing Act 1988 is now the only route for landlords to seek possession. The Act reforms Schedule 2 significantly, introducing new grounds and modifying existing ones.

Key mandatory grounds (court must grant possession)

• Ground 1— Landlord wishes to sell. 4 months’ notice. Cannot use in first 12 months.
• Ground 1A— Landlord or family member wishes to move in. 4 months’ notice. Cannot use in first 12 months. Must have given prior written notice at tenancy start.
• Ground 6— Intention to redevelop. 4 months’ notice. Cannot use in first 12 months.
• Ground 8— Serious rent arrears (3+ months). 4 weeks’ notice. Arrears must be outstanding at both notice date and hearing date.

Key discretionary grounds (court may grant possession)

• Ground 10— Some rent arrears. 4 weeks’ notice.
• Ground 12— Breach of tenancy terms. 2 weeks’ notice.
• Ground 14— Anti-social behaviour or nuisance. 2 weeks’ notice (immediate in severe cases).

Rent increases

Landlords must now use the Section 13 process for all rent increases. This requires formal written notice of at least two months, and increases are limited to once per twelve months. Tenants can challenge any increase at the First-tier Tribunal, which will assess whether the proposed rent exceeds the market rate.

Rent review clauses in tenancy agreements are no longer enforceable. The Section 13 process applies regardless of what the agreement says.

Anti-retaliatory protection

The Act introduces a defence against retaliatory eviction. If a tenant has made a complaint about the condition of the property, the court must consider whether a Section 8 notice was served in retaliation. This defence applies specifically to Grounds 1, 1A, and 6.

What landlords must do now

1. Serve the Information Sheet on every pre-May tenant before 31 May 2026. Document proof of service.
2. Review tenancy agreement templates for references to Section 21, fixed terms, and assured shorthold tenancies. Remove or update non-compliant clauses.
3. Brief letting agentson the new mandatory grounds under Section 8, particularly Ground 1 (sale) and Ground 1A (occupation), both of which require four months’ notice and a twelve-month moratorium.
4. Update rent increase proceduresto use the Section 13 process: two months’ notice, once per twelve months, formal written notice.
5. Serve the latest How to Rent guide on every new tenancy. A prescribed information failure can affect the validity of a Section 8 claim.
6. Watch for the PRS Database registration window and the Ombudsman scheme launch, both of which create additional compliance obligations.

Jurisdiction

The main provisions described in this guide apply to England only. Scotland, Wales, and Northern Ireland have separate tenancy regimes. Some provisions of the Act — including the ban on source of income discrimination — extend to Wales and Scotland under separate provisions.

Frequently asked questions

Get the full Compliance Pack

This guide explains what changed. The RRA Compliance Pack gives you the tools to act on it: a Section 21 abolition checklist, a new possession grounds reference card, an updated Section 8 notice template, the Information Sheet service log, a rent increase procedure guide, and a deadline tracker. Every item is referenced to the relevant section of the Act or statutory instrument.