Renters' Rights Act Timeline: Key Dates Every Landlord Must Know
The Renters’ Rights Act 2025 has received Royal Assent. The enforcement dates are set. Here is every key deadline, what it means, and what you need to do before it arrives.
Bookmark this page. It will be updated as confirmed dates are announced.
Full Timeline
2025 — Act Receives Royal Assent ✅
What happened: The Renters’ Rights Act received Royal Assent in 2025 after passing through Parliament. The Act is now law. What remains is the commencement of individual provisions by secondary legislation.
What you should do now:
- Read the full Renters’ Rights Act guide
- Review your tenancy agreements for clauses that will become void
- Familiarise yourself with the expanded Section 8 grounds
May 2026 — Main Provisions Come Into Force
This is the big one. All core provisions of the Act come into force on the same date for all tenancies — new and existing simultaneously.
Section 21 Abolished
No-fault evictions end. You cannot serve a Section 21 notice. Any notice served after this date is invalid.
What you must do before May 2026:
- If you intend to use Section 21, serve it now — but only if your notice period does not extend past the enforcement date
- If you have a problem tenant, consider whether Section 8 grounds exist now and begin that process
- Read what replaces Section 21
All Tenancies Become Periodic
Fixed-term tenancies are abolished. All assured shorthold tenancies automatically convert to periodic (rolling) agreements. New tenancies cannot be offered on fixed terms.
What this means:
- Tenants can give 2 months’ notice to leave at any time
- You cannot charge break clauses or early exit penalties
- Rent review clauses in existing agreements become void — only Section 13 notices apply
What you must do:
- Update or replace your tenancy agreement template before this date
- Remove any fixed-term or early exit clauses from your standard agreement
Pets — No Unreasonable Refusal
Blanket “no pets” clauses become unenforceable. You must consider pet requests in writing and respond within 42 days. You can still refuse if there is a genuine reason, but you cannot refuse outright.
What you must do:
- Draft a pet policy before the first request arrives
- Decide what insurance requirements you will impose
- Read the full pets guide once published
Rent Increases — Section 13 Only
All rent increase clauses in existing agreements become void. From May 2026, you can only raise rent via a formal Section 13 notice, once per 12 months.
What you must do:
- If you want to increase rent, do it before May 2026 using your existing agreement’s review clause — if it has one
- After May 2026, use only Section 13
Decent Homes Standard Applies to Private Rentals
For the first time, the Decent Homes Standard applies to private rented homes. Properties must be free from Category 1 hazards, in reasonable repair, and provide adequate thermal comfort.
What you must do:
- Inspect your property for any Category 1 hazards (damp, mould, excess cold, electrical hazards)
- Fix damp and mould before enforcement begins
- Document your remediation work
Landlord Ombudsman — Mandatory Membership
All landlords with tenants in England must join a government-approved Ombudsman scheme. Tenants can bring complaints. The Ombudsman can order compensation.
What you must do:
- Wait for the approved scheme to be designated (expected before May 2026)
- Join and pay the annual membership fee
- Ensure your complaint handling process is documented
2026–2027 — Private Rented Sector Database Launches (Date TBC)
What it is: A national register of all private rented properties and landlords in England. You must register before you can market or let a property.
What you will need to provide:
- Property details for each rental
- Gas safety certificate (uploaded)
- EICR electrical report (uploaded)
- EPC certificate (uploaded)
- Your landlord identity information
Enforcement: Failing to register is a criminal offence. Councils will use the database to identify non-compliant landlords. Tenants will be able to search it publicly.
What you should do now:
- Make sure all safety certificates are in date
- Gather your compliance documents into one place
- Check our full property portal guide for the step-by-step process once dates are confirmed
At-a-Glance Summary
| Date | Change | Must-Do |
|---|---|---|
| 2025 | Act receives Royal Assent | Read and understand the Act |
| May 2026 | Section 21 abolished | Stop issuing Section 21 notices |
| May 2026 | All tenancies become periodic | Update tenancy agreement template |
| May 2026 | No unreasonable pet refusals | Draft pet policy |
| May 2026 | Section 13 rent increases only | Remove review clauses from agreements |
| May 2026 | Decent Homes Standard applies | Fix any Category 1 hazards |
| May 2026 | Landlord Ombudsman mandatory | Join approved scheme |
| 2026–2027 | PRS Database launches | Prepare compliance documents |
What This Timeline Means in Practice
The critical window is now until May 2026. That is when the most disruptive changes hit.
If you have fixed-term tenancies expiring after May 2026: They will automatically roll onto periodic terms. Plan accordingly.
If you have a tenant you need to remove: Consider whether you have Section 8 grounds now. The longer you wait, the less flexibility you have.
If you have a well-run tenancy: Very little changes for you in day-to-day terms. Update your paperwork, follow the new rent increase process, and carry on.
If you are considering new lettings: Start issuing periodic agreements now. Get ahead of the change rather than scrambling at the enforcement date.
This page is updated as new commencement dates are confirmed. Last updated: April 2026.
Frequently Asked Questions
When does the Renters' Rights Act come into force?
The main provisions — including Section 21 abolition and the move to periodic tenancies — come into force in May 2026 for new tenancies. Existing tenancies transition on the same date under the Renters' Rights Act (unlike the previous Renters Reform Bill which had a separate transition period).
When is Section 21 being abolished?
Section 21 is abolished for all tenancies from May 2026. Unlike the previous Renters Reform Bill, there is no separate transition date for new vs existing tenancies under the Renters' Rights Act — the abolition applies to all tenancies simultaneously.
When does the property portal launch?
The Private Rented Sector Database (property portal) is expected to launch in 2026 or 2027. An exact date has not been confirmed. Landlords will be required to register before they can market or let a property.
Do the Renters' Rights Act changes apply in Scotland and Wales?
No. The Renters' Rights Act applies to England only. Scotland and Wales have separate legislation. Scotland already has similar tenancy protections under the Private Residential Tenancy system.