Corrected Guide Body:
The Renters Rights Act 2025 received Royal Assent on 27 October 2025 and is the most significant reform to private renting in England in decades. The government is implementing it in phases. The first and largest phase takes effect on 1 May 2026, covering the changes that most directly affect self-managing landlords: the end of Section 21, the move to periodic tenancies, and the new possession grounds system. Later phases cover the PRS Database and Landlord Ombudsman. This guide explains each change and what it means in practice. (Source: Guide to the Renters Rights Act, GOV.UK, November 2025.)
What is the Renters Rights Act 2025?
The Renters Rights Act 2025 applies to England. It completed its passage through Parliament on 22 October 2025 and received Royal Assent on 27 October 2025. The government published an implementation roadmap on 13 November 2025 setting out a phased approach to bringing the Act into force. (Source: Implementing the Renters Rights Act 2025, GOV.UK, November 2025.)
The Act is being introduced in a single stage for the main tenancy reforms, meaning all existing tenancies and any new ones move to the new rules on the same date: 1 May 2026. Landlords will not need to reissue existing tenancy agreements, but must give tenants a government-produced information sheet by 31 May 2026. New tenancy agreements created after 1 May 2026 must include specific information set out in secondary legislation. (Source: Guide to the Renters Rights Act, GOV.UK, November 2025.)
The end of Section 21
Under the old system, landlords could serve a Section 21 notice to end a tenancy without giving any reason, provided the correct procedure was followed. The Renters Rights Act abolishes Section 21 entirely from 1 May 2026. There are no circumstances in which a Section 21 notice can be served on or after that date. The last day on which a valid Section 21 notice can be served is 30 April 2026. If you served a valid notice before 1 May 2026, it remains effective, but any court proceedings must be started by 31 July 2026. (Source: Guide to the Renters Rights Act, GOV.UK, November 2025.)
The move to periodic tenancies
From 1 May 2026, all assured shorthold tenancies are abolished. Existing fixed-term tenancies automatically convert to periodic assured tenancies on that date. No new fixed-term tenancies can be granted. All tenancies become rolling, with no fixed end date. Rent periods will be monthly or 28 days. If a current tenancy has a different rent period, it converts to monthly automatically. (Source: Gowling WLG, Renters Rights Act 2025: the final countdown to 1 May 2026, April 2026.)
Landlords can only end a tenancy by serving a Section 8 notice using one of the statutory grounds for possession. Tenants can end a tenancy by giving two months notice.
The new possession grounds
The Act introduces revised and new grounds for possession under Section 8. The key grounds self-managing landlords need to understand are as follows.
Ground 1 allows a landlord to recover possession to move into the property as their principal home. Two months notice is required. This ground cannot be used in the first 12 months of a tenancy.
Ground 1A allows possession where the landlord intends to sell the property. Two months notice is required. This also cannot be used in the first 12 months.
Ground 6 covers redevelopment requiring vacant possession. Two months notice is required.
Ground 7A covers antisocial behaviour resulting in a criminal conviction or civil order. This is a mandatory ground. Notice periods vary by the type of behaviour.
Ground 8 covers serious rent arrears. This is a mandatory ground and requires that the tenant has at least three months of rent arrears both at the time notice is served and at the date of the court hearing. The threshold was previously two months. (Source: Guide to the Renters Rights Act, GOV.UK, November 2025.)
Rent increases
From 1 May 2026, landlords can only increase rent once a year. All rent increases must be made using the Section 13 notice procedure, which requires at least two months written notice. Tenants can challenge a proposed rent increase at the First-tier Tribunal if they consider it above the market rate. Any contractual rent review clauses in existing tenancy agreements cease to have effect. (Source: Gowling WLG, Renters Rights Act 2025: the final countdown to 1 May 2026, April 2026.)
Rent in advance
From 1 May 2026, landlords cannot require prospective tenants to pay more than one month's rent in advance before a tenancy begins. Requiring large upfront payments to secure a tenancy is prohibited. Once a tenancy has started, landlords cannot enforce any term that requires rent to be paid before the agreed due date. (Source: Guide to the Renters Rights Act, GOV.UK, November 2025.)
Pets
Tenants have a statutory right from 1 May 2026 to request permission to keep a pet. Landlords must respond within 28 days. Landlords cannot unreasonably refuse a request. If a landlord refuses, the tenant can challenge the refusal. Landlords can require tenants to take out pet damage insurance as a condition of consent, as long as this is reasonable. (Source: Guide to the Renters Rights Act, GOV.UK, November 2025.)
Rental discrimination
From 1 May 2026, landlords cannot refuse to rent to a prospective tenant on the basis that they have children or receive benefits such as housing benefit or universal credit. Blanket bans of the type "no DSS" or "no children" are unlawful. (Source: Guide to the Renters Rights Act, GOV.UK, November 2025.)
Rental bidding
From 1 May 2026, landlords and letting agents must advertise a property at a specific rent and cannot invite or accept offers above that advertised rent. Tenants cannot be encouraged to bid against each other. (Source: Guide to the Renters Rights Act, GOV.UK, November 2025.)
The 12-month protected period
Tenants have a 12-month protected period at the start of a tenancy during which landlords cannot use the selling or moving-in possession grounds. This prevents landlords from using these grounds shortly after a tenancy begins. (Source: Guide to the Renters Rights Act, GOV.UK, November 2025.)
The PRS Database — coming in Phase 2 from late 2026
The government will introduce a Private Rented Sector Database as part of Phase 2 of the Act's implementation, beginning from late 2026. This is not part of the 1 May 2026 changes. The database will require landlords to register themselves and their properties. Registration will be mandatory and will carry an annual fee, the amount of which has not yet been confirmed. The regional rollout is expected to begin from late 2026 with full mandatory registration following in 2027. Landlords who fail to register once the database is live will not be able to rely on most possession grounds. The government has not yet confirmed an exact start date. (Source: Implementing the Renters Rights Act 2025, GOV.UK, November 2025.)
The Landlord Ombudsman — coming after the database, expected 2028
The government will establish a Private Rented Sector Landlord Ombudsman as part of Phase 2, after the database is introduced. Membership will be mandatory for all private landlords in England. The service will allow tenants to bring complaints about their landlord's conduct and will have the power to require landlords to apologise, take remedial action, or pay compensation. The government expects landlords to be required to join the scheme in 2028, once the service is ready. An annual fee per property is expected. This is not a requirement that applies on 1 May 2026. (Source: Implementing the Renters Rights Act 2025, GOV.UK, November 2025; The Independent Landlord, January 2026.)
What landlords need to do now
The immediate actions before and after 1 May 2026 are: review whether any Section 21 notice needs to be served before 30 April 2026 if you currently need possession; download the government's Renters Rights Act Information Sheet 2026 and send it to every named tenant on any existing written tenancy between 1 and 31 May 2026; update any new tenancy agreement templates to remove fixed terms and include the required written statement of terms; review your rent review process and move to the Section 13 procedure for any future increases; ensure any existing policies on pets, benefit recipients, or families are removed.
LLCR tracks your compliance deadlines and certificate renewal dates across your portfolio so nothing falls through the gaps during the transition.
Frequently asked questions
What does the Renters' Rights Act 2025 mean for self-managing landlords?
Self-managing landlords must now comply with periodic tenancy rules, use Section 13 for rent increases, respond to pet requests within 28 days, serve the Information Sheet to all tenants, and prepare for the PRS Database and ombudsman. Section 21 is no longer available.
Do self-managing landlords need to reissue tenancy agreements?
Landlords do not need to reissue tenancy agreements, but existing agreements may contain clauses that are now void, such as fixed-term provisions and contractual rent review clauses. Landlords should review their agreements and consider updating them.
What is the biggest risk for self-managing landlords under the new Act?
The biggest risk is failing to maintain proper compliance records. With Section 21 abolished, every possession claim runs through Section 8 and requires evidence. Missing certificates, unprotected deposits, or unserved documents can block a landlord's ability to regain possession.
This guide is provided for informational purposes only and does not constitute legal advice. LLCR is a compliance management platform, not a law firm. For advice specific to your situation, consult a qualified solicitor.