Renters’ Rights Act 2026: Key Dates, Rules and Changes Explained

Last Updated: 24.09.2026

For several years, landlords and tenants across England followed proposals commonly known as the Renters Reform Bill. However, the legal position is now much clearer.

The original Renters (Reform) Bill did not complete its passage through Parliament. It was later replaced by the Renters’ Rights Bill, which became the Renters’ Rights Act 2025.

The Act received Royal Assent on 27 October 2025, while the most significant changes affecting private tenancies came into force on 1 May 2026.

These reforms ended Section 21 evictions for most private tenancies, replaced assured shorthold tenancies with assured periodic tenancies and introduced new rules covering rent increases, rent in advance, pets and rental bidding.

Further parts of the legislation are still being introduced gradually, meaning landlords and tenants need to distinguish between rules already operating in 2026 and reforms scheduled for later years.

Did the Renters Reform Bill Become Law?

The original Renters (Reform) Bill was introduced in May 2023 under the previous government. It proposed major changes to England’s private rented sector, including the abolition of Section 21.

However, Parliament was dissolved ahead of the July 2024 general election before the Bill had completed all its parliamentary stages. As a result, the Renters (Reform) Bill itself never became law.

A new Renters’ Rights Bill was introduced in the House of Commons on 11 September 2024.

It retained many elements of the earlier proposals while introducing additional measures relating to housing standards, rent in advance, rental discrimination and enforcement.

Therefore, people searching for when will the Renters Reform Bill become law should now understand that the original Bill was replaced rather than simply renamed during the same parliamentary process.

When Did the Renters’ Rights Act Become Law?

The Renters’ Rights Bill completed its parliamentary stages in October 2025 and received Royal Assent on 27 October 2025, becoming the Renters’ Rights Act 2025.

The UK Parliament’s legislative record for the Renters’ Rights Act 2025 confirms that the Bill became an Act following agreement between the House of Commons and the House of Lords.

Becoming law did not mean every provision immediately took effect. The Act contains commencement arrangements allowing different sections to begin at different times.

The first enforcement-related provisions started in December 2025. The main tenancy reforms affecting the private rented sector then came into force on 1 May 2026. Other provisions, including the landlord database and Ombudsman, are being implemented later.

What Changed On 1 May 2026?

The biggest practical changes under the Renters’ Rights Act began on 1 May 2026.

Most existing assured shorthold tenancies automatically became assured periodic tenancies. New assured shorthold tenancies can no longer normally be created in the private rented sector.

The changes introduced on this date included:

• Section 21 Abolished: Landlords can no longer issue new Section 21 no-fault eviction notices for covered private tenancies
• Periodic Tenancies Introduced: Most private assured tenancies now operate on a rolling basis without a fixed end date
• Section 8 Rules Updated: Landlords must use recognised possession grounds when seeking possession
• Rent Increases Restricted: Rent can normally be increased only once every 52 weeks using the statutory process
• Rental Bidding Banned: Landlords and agents cannot encourage or accept rent above the advertised asking price
• Rent In Advance Restricted: Landlords generally cannot demand several months of rent before a tenancy begins
• Pet Requests Protected: Tenants can make written requests to keep pets and landlords cannot unreasonably refuse
• Rental Discrimination Restricted: Landlords and agents cannot refuse applicants simply because they have children or receive benefits

The statutory Renters’ Rights Act 2025 explanatory notes provide further detail about how the legislation changes the existing rental framework.

End Of Section 21 Evictions

Section 21 previously allowed landlords to begin possession proceedings without having to establish one of the statutory Section 8 grounds.

From 1 May 2026, landlords cannot serve new Section 21 notices for covered private tenancies. Where possession is required, landlords generally have to rely on an applicable Section 8 ground.

Introduction Of Periodic Tenancies

Most assured shorthold tenancies automatically converted to assured periodic tenancies on 1 May 2026.

These tenancies continue until the tenant gives notice, both parties agree to end the tenancy or the landlord legally regains possession.

For most new assured tenancies created after 1 May 2026, landlords cannot create a conventional six-month or 12-month fixed-term AST with an enforceable end date.

New Section 8 Possession Grounds

The abolition of Section 21 does not mean landlords can never recover their properties.

Landlords can still seek possession when a recognised legal ground applies.

For example, revised Ground 1 can apply where the landlord or certain close family members intend to move into the property. Ground 1A can apply where the landlord genuinely intends to sell.

Both grounds generally have a four-month notice period and cannot require possession during the first 12 months of a new tenancy.

What Happened To Section 21 Notices Issued Before May 2026?

Transitional rules were introduced for landlords who served valid Section 21 notices before the new tenancy regime began.

A Section 21 notice could no longer be served from 1 May 2026.

Where a valid notice had already been served, landlords generally needed to begin possession proceedings within the applicable validity period and no later than 31 July 2026.

If court proceedings were issued by the deadline, those proceedings could continue after July.

As of September 2026, a landlord cannot now start a new possession claim relying on an old Section 21 notice where proceedings were not commenced by the required deadline.

Instead, the landlord would generally need to consider whether one of the current Section 8 possession grounds applies.

What Did Landlords Have To Do By 31 May 2026?

Landlords with many existing written private tenancy agreements were required to give tenants the official Renters’ Rights Act Information Sheet 2026 by 31 May 2026.

A copy had to be supplied to every named tenant covered by the requirement.

Where an existing tenancy created before 1 May 2026 was entirely verbal, landlords instead needed to provide prescribed written information covering important tenancy terms.

For new tenancies created from 1 May 2026, landlords are also required to provide specified written information about the tenancy.

Failure to provide required written information can lead to enforcement action, including financial penalties of up to £7,000 in applicable cases.

What Are The New Rules For Rent Increases In 2026?

The Renters’ Rights Act substantially changed how rent increases work for most private assured tenancies.

A landlord generally cannot simply rely on a contractual rent review clause to increase rent whenever they choose. Under the current system, landlords normally need to use the statutory Section 13 process.

Rent can generally be increased no more than once every 52 weeks, and tenants must receive at least two months’ notice for increases made under the new rules.

Tenants who believe a proposed rent is above the market level can challenge the increase through the appropriate process.

The Citizens Advice guidance on private rent increases explains how tenants can check whether an increase follows the correct procedure.

The government also announced in September 2026 that it intends to change how some rent disputes are initially assessed, with a greater role planned for the Valuation Office. Until new arrangements are brought into operation, existing procedures continue to apply.

Can Landlords Ask For Several Months’ Rent In Advance?

Rules on rent in advance are another major change introduced from 1 May 2026.

A landlord or letting agent generally cannot ask for, encourage or accept rent before both sides have signed the tenancy agreement.

After the agreement has been signed but before the tenancy begins, the maximum that can normally be requested is:

• One Month’s Rent: Where rent is paid monthly
• 28 Days’ Rent: Where the rental period is shorter than one month

There are limited exceptions, including certain arrangements involving homelessness duties, supported housing or social housing.

These rules are intended to prevent applicants being required to produce several months of rent upfront simply to secure a normal private tenancy.

Can Tenants Keep Pets Under The Renters’ Rights Act?

Tenants now have a legal right to request permission to keep a pet. This does not create an automatic unrestricted right to keep any animal.

The request should be made in writing and include information describing the pet.

Landlords generally have 28 days to respond in writing and cannot unreasonably refuse permission. They may request additional information where necessary.

A refusal may be reasonable where:

• Another Occupant Has A Serious Allergy
• The Property Is Clearly Unsuitable For The Animal
• The Animal Is Illegal To Keep
• A Superior Lease Restricts Pets And Required Consent Cannot Be Obtained

General dislike of pets or concerns based only on damage caused by previous tenants would not normally be sufficient reasons on their own.

Importantly, landlords cannot require tenants to purchase pet insurance under a special Renters’ Rights Act pet insurance provision. That proposed requirement did not form part of the final legislation.

When Will The Private Rented Sector Database Start?

The Private Rented Sector Database is one of the major provisions still being introduced.

Registration is scheduled to begin on 15 December 2026, starting with landlords whose properties are in the West Midlands. Other English regions will then be brought into the system progressively.

The currently published regional timetable includes:

• West Midlands: Registration opens 15 December 2026
• East Of England: Registration opens 15 January 2027
• South East: Registration opens 15 March 2027
• London: Registration opens 15 July 2027
• South West: Registration opens 15 August 2027

For London landlords, the published registration window currently runs from 15 July 2027 to 14 October 2027.

All landlords actively letting covered properties across England are expected to have registered by 14 November 2027 under the announced timetable.

The database is expected to contain landlord, property and compliance information and will eventually provide information to tenants, landlords and local authorities.

When Will The PRS Landlord Ombudsman Start?

The Renters’ Rights Act also creates a new Ombudsman specifically for private landlords.

However, the Ombudsman is not yet operating as the mandatory redress system for all private landlords in September 2026.

Implementation is planned after the landlord database has begun rolling out. Current plans expect mandatory landlord membership of the new Ombudsman scheme in 2028.

Once operational, the service is intended to resolve certain disputes without requiring tenants to begin court proceedings.

Its powers are expected to include requiring remedial action, providing information and awarding compensation where appropriate.

Until then, renters may need to use existing complaint routes depending on the problem, including their local council, existing agent redress schemes, deposit protection dispute services, the tribunal system or the courts.

When Will Awaab’s Law Apply To Private Rentals?

The Renters’ Rights Act provides the legal framework for extending Awaab’s Law to the private rented sector.

However, this should not be confused with the existing Awaab’s Law requirements applying to parts of the social rented sector.

As of September 2026, there is no confirmed commencement date for Awaab’s Law in the private rented sector. Further regulations and implementation details are still required.

Once implemented, the private rental provisions are expected to establish clear timeframes for landlords to investigate and deal with specified serious housing hazards.

Until then, existing private rental safety, fitness and repair obligations continue to apply.

When Will The Decent Homes Standard Apply To Private Rentals?

The Decent Homes Standard is another longer-term reform.

The Renters’ Rights Act provides for the standard to be extended to the private rented sector. The current policy position is for the new standard to apply across both social and private rented housing from 2035.

The standard is expected to address areas including:

• Property Condition
• State Of Repair
• Facilities And Services
• Thermal Comfort
• Serious Housing Hazards

This means references suggesting that the full Decent Homes Standard already applies to private landlords in 2026 would be misleading.

What Renters’ Rights Act Changes Are Still Coming After 2026?

Although the main private tenancy reforms are already operating, implementation of the Act continues beyond 2026.

December 2026

• The first regional stage of mandatory registration on the Private Rented Sector Database begins with the West Midlands on 15 December 2026.

2027

• Database registration continues region by region throughout England.
• London landlords are currently scheduled to enter the registration system from 15 July 2027, with a registration deadline of 14 October 2027 for that regional phase.
• Changes to the tenancy system for relevant social housing tenancies are also expected in October 2027.

2028

• Mandatory membership of the Private Rented Sector Landlord Ombudsman is currently expected in 2028, subject to the scheme being ready for implementation.

2035

• The new Decent Homes Standard is planned to apply to private and social rented homes from 2035.
• Awaab’s Law for the private rented sector remains without a confirmed implementation date.

What Should Landlords Do Now?

Landlords operating in England should ensure that their tenancy practices reflect the rules already in force rather than relying on tenancy procedures used before May 2026.

Important steps include:

• Stop Using Section 21: New Section 21 notices can no longer normally be issued
• Use The Correct Possession Ground: Section 8 possession action must rely on an applicable legal ground
• Review Tenancy Documents: Assured periodic tenancy rules should be reflected in new arrangements
• Follow Rent Increase Procedures: Rent increases should comply with the statutory Section 13 process
• Avoid Rental Bidding: Do not invite or accept rent above the advertised asking price
• Follow Rent In Advance Limits: Do not require prohibited upfront rental payments
• Handle Pet Requests Properly: Respond to written requests within the required period
• Avoid Rental Discrimination: Do not exclude applicants simply because they receive benefits or have children
• Check Written Information Requirements: Make sure required tenancy information has been supplied
• Prepare For Database Registration: Gather property and compliance information ahead of the applicable regional deadline

Landlords should also keep records showing how key decisions, notices and requests have been handled.

What Should Tenants Know In 2026?

For most private renters, the important point is that the main tenancy reforms are already in force.

A tenancy document may still contain wording such as “assured shorthold tenancy” or refer to an old fixed term, particularly if it was signed before May 2026.

In many cases, the legal status of the tenancy changed automatically when the new system began.

Tenants should understand that landlords can still seek possession when a valid statutory ground applies. The abolition of Section 21 did not create a permanent right to remain in a property regardless of circumstances.

Renters should also keep copies of rent notices, tenancy documents, pet requests, correspondence and any notices relating to possession. These records may be important if a disagreement later needs to be considered by a council, tribunal or court.

Conclusion

So, when will the Renters Reform Bill become law? The original Renters (Reform) Bill never became law because it fell when Parliament was dissolved in 2024.

Its successor, the Renters’ Rights Bill, received Royal Assent on 27 October 2025 and became the Renters’ Rights Act 2025.

The most significant private tenancy reforms then took effect on 1 May 2026, including the abolition of Section 21, assured periodic tenancies, new rent rules, rental bidding restrictions and stronger rights concerning pets and rental discrimination.

Implementation is not yet complete.

Landlord database registration begins in December 2026 and expands during 2027, the Ombudsman is expected in 2028 and the new Decent Homes Standard is planned for 2035. A date for applying Awaab’s Law to the private rented sector has not yet been confirmed.

Frequently Asked Questions

Is Section 21 Still Legal In 2026?

Landlords can no longer issue new Section 21 notices for most covered private tenancies in England after 1 May 2026. Transitional court proceedings based on valid notices issued before that date could continue if proceedings were started within the required deadline.

Are All Tenancies Now Periodic In England?

Most assured private tenancies are now periodic, including most former assured shorthold tenancies that automatically converted on 1 May 2026. Some types of accommodation and tenancy remain outside the standard regime.

Can A Landlord Increase Rent More Than Once A Year?

For tenancies covered by the new rent rules, landlords can generally increase rent using the statutory procedure only once every 52 weeks. They must also give the required notice before the new rent takes effect.

Can Landlords Ask For Several Months’ Rent In Advance?

For most new assured periodic tenancies, landlords generally cannot demand several months of rent upfront.

After the tenancy agreement has been signed and before the tenancy begins, the normal maximum is one month’s rent or 28 days’ rent depending on the rental period, subject to limited exceptions.

Is The PRS Landlord Database Already Operating?

Not yet. The announced rollout starts on 15 December 2026 in the West Midlands and then moves across England region by region. London is currently scheduled to begin registration on 15 July 2027.

Is The Renters’ Rights Ombudsman Available In 2026?

No. The new mandatory Private Rented Sector Landlord Ombudsman is expected to become operational for compulsory landlord membership in 2028.

Does Awaab’s Law Currently Apply To Private Landlords?

The Renters’ Rights Act provides for Awaab’s Law to be extended to private rented homes, but the private rented sector implementation date has not yet been confirmed.

Existing Awaab’s Law arrangements in social housing should not be confused with the future private rental rules.

When Will The Renters’ Rights Act Be Fully Implemented?

There is no single date when every part of the Act becomes operational.

The main private tenancy reforms began on 1 May 2026, the landlord database starts rolling out in December 2026, the Ombudsman is expected in 2028 and the Decent Homes Standard is planned for 2035.