Renters' Rights Act Timeline: Complete 2025–2027 Guide

The Renters’ Rights Act 2025 is now in force. The most significant overhaul of England’s private rental sector in three decades landed in May 2026, bringing the end of fixed-term tenancies, the abolition of no-fault eviction, and new obligations that cover everything from pet requests to mandatory dispute resolution.

This timeline covers every key date: how the legislation evolved from the 2022 White Paper through to Royal Assent, what came into force in May 2026, and what is still ahead. Use it alongside the full Renters’ Rights Act guide for the detail on each change.

How the Renters’ Rights Act Came About

The push to reform the private rented sector in England dates to 2019, when the government consulted on abolishing Section 21 no-fault evictions. A White Paper followed in June 2022 — A Fairer Private Rented Sector — setting out proposals that would eventually become law after a false start.

The Renters Reform Bill was introduced to Parliament in May 2023 under the Conservative government. It proposed abolishing Section 21 for new tenancies first, then applying the change to existing tenancies after a separate transition period. The Bill passed its second reading and committee stage but was never completed — Parliament was prorogued ahead of the July 2024 general election, and the Bill fell.

The new Labour government reintroduced the legislation as the Renters’ Rights Bill in September 2024, with one key difference: unlike its predecessor, the new Bill abolished fixed terms and Section 21 for all tenancies simultaneously, with no separate commencement date for new versus existing agreements. That decision — removing the dual system that had complicated the previous Bill — made the transition cleaner for tenants but more disruptive for landlords with long-running fixed arrangements.

The Renters’ Rights Act received Royal Assent in 2025. The main provisions came into force by statutory instrument in May 2026.

Full Timeline

2022 — A Fairer Private Rented Sector White Paper

The government published its White Paper in June 2022, committing to abolish Section 21, introduce a Decent Homes Standard for private rentals, and create a national landlord register. These proposals set the direction of travel that became law three years later.

For many landlords, this was the signal to review their portfolios and issue Section 21 notices where needed before the window closed.

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May 2023 — Renters Reform Bill Introduced

The Conservative government introduced the Renters Reform Bill to Parliament. A key feature — later abandoned — was a two-track commencement: Section 21 would be abolished for new tenancies first, with existing tenancies following after courts were deemed ready. The Bill completed committee stage but stalled at report stage.

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September 2024 — Renters’ Rights Bill Introduced

The Labour government introduced the Renters’ Rights Bill. The critical policy change from its predecessor: no dual commencement system. Section 21 abolition and conversion to periodic tenancies would apply to all tenancies on the same date — both new agreements and those already running. Landlords with tenants in long fixed terms could not rely on those terms expiring before the changes hit.

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2025 — Royal Assent ✅

The Renters’ Rights Act received Royal Assent, becoming law. Individual provisions still required commencement orders — statutory instruments specifying exactly when each change took effect.

What landlords should have done before May 2026:

• Read the full Act guide and understand the Section 8 grounds that replace Section 21
• Issued any necessary Section 21 notices before the window closed
• Updated tenancy agreement templates to remove fixed terms and review clauses
• Researched the expanded Section 8 process

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May 2026 — Main Provisions Now In Force ✅

All core provisions came into force simultaneously for new and existing tenancies. Here is what changed and what it means for landlords operating today.

Section 21 Abolished — Now In Force

Section 21 no-fault evictions are gone. No new Section 21 notices may be served. To recover possession, landlords must use Section 8 and prove one of the grounds in Schedule 2 of the Housing Act 1988 as amended by the Renters’ Rights Act.

The Act added and strengthened several grounds, including:

• Ground 1A (selling the property) — mandatory, 4 months’ notice
• Ground 1B (moving into the property, or a family member) — mandatory, 4 months’ notice
• Ground 8 (2 months’ rent arrears) — mandatory, 2 weeks’ notice
• Ground 14 (antisocial behaviour) — mandatory for serious cases, 2 weeks’ notice

If you currently have a problem tenant or need to recover possession for sale, see how to evict a tenant in the UK for the current court process.

Fixed-Term Tenancies Abolished — Now In Force

All assured shorthold tenancies are now periodic. Fixed end dates became void when the provisions came into force. New tenancy agreements cannot be offered on a fixed-term basis.

What this means day to day:

• Tenants can leave by giving 2 months’ notice at any time
• Early exit penalties and break clause fees are unenforceable
• Rent review clauses in existing agreements became void — only Section 13 notices apply

If you had tenants in fixed terms when May 2026 arrived, those agreements automatically converted. The periodic tenancies guide covers exactly how this conversion works, what happens to existing terms, and how to manage a portfolio of periodic agreements.

Pets — No Unreasonable Refusal — Now In Force

Blanket no-pets clauses are unenforceable. When a tenant makes a written pet request, you must:

• Consider it properly and individually
• Respond in writing within 42 days — silence is treated as automatic consent by law
• Refuse only with a genuine, specific reason (leasehold restriction, property size, animal type concerns)

If you agree, you can require pet damage insurance as a condition. You cannot require a deposit above the 5-week statutory cap.

Rent Increases — Section 13 Only — Now In Force

All rent review clauses in existing agreements became void on commencement. From May 2026, you can only raise rent using a formal Section 13 notice, and only once per 12 months. Tenants can challenge an increase at the First-tier Tribunal (Property Chamber). See how to raise rent legally for the notice requirements and timescales.

Decent Homes Standard — Coming to Private Rentals (from 2035)

For the first time, the Decent Homes Standard will apply to private rented homes in England. The Government’s policy statement confirms it applies to the PRS from 2035, so this is a future obligation, not a May 2026 one. Properties will need to be free from Category 1 hazards, in reasonable repair, and provide adequate thermal comfort. Local councils will enforce the standard.

Category 1 hazards include excess cold, damp and mould, unsafe electrical installations, and structural collapse risk. Councils can inspect and issue improvement notices. Non-compliance can result in rent repayment orders. Read the full Decent Homes Standard guide for the HHSRS criteria, enforcement powers, and how to appeal a notice.

Landlord Ombudsman — Mandatory Membership — Expected 2028

The Renters’ Rights Act creates a Landlord Ombudsman that all private landlords in England will have to join. It is not yet live: the implementation roadmap expects membership to become mandatory in 2028, after the PRS Database rolls out. Tenants with unresolved complaints about landlord conduct — outstanding repairs, poor communication, unjustified deposit deductions — can refer to the Ombudsman for a binding decision.

The Ombudsman can order:

• A written apology
• Remedial action (completing outstanding repairs)
• Compensation of up to £25,000

Failure to join is a criminal offence. See the Landlord Ombudsman guide for what the scheme covers, how complaints are handled, and what good documentation looks like.

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2026–2027 — Private Rented Sector Database Launches (Date TBC) ⏳

A national register of every private rented property and landlord in England. The exact launch date will be set by secondary legislation — it has not been confirmed yet.

Once live, registration is mandatory before you can market or let a property. The database is publicly searchable: tenants and councils can check whether a property is registered and whether compliance certificates are current.

What registration will require:

• Your identity as landlord (full legal name, contact address)
• Property address and details for each rental
• Uploaded current gas safety certificate
• Uploaded current EICR (electrical installation condition report)
• Uploaded current EPC (rated E or above)

Non-registration is a criminal offence. Agents who advertise unregistered properties face penalties too. See the PRS Database registration guide for full preparation steps.

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At-a-Glance Summary

Date	Change	Status
June 2022	White Paper published	✅ Done
May 2023	Renters Reform Bill introduced	✅ Bill fell
September 2024	Renters’ Rights Bill introduced	✅ Done
2025	Royal Assent	✅ In law
May 2026	Section 21 abolished	✅ In force
May 2026	Fixed-term tenancies abolished	✅ In force
May 2026	No unreasonable pet refusals	✅ In force
May 2026	Section 13 rent increases only	✅ In force
2035	Decent Homes Standard (private sector)	⏳ Future
2028	Landlord Ombudsman mandatory	⏳ Pending
From late 2026	PRS Database rollout (mandatory ~2027)	⏳ Pending

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What Landlords Must Do Right Now

The May 2026 provisions are live. If you have not already acted, these are the most pressing items.

Possession: Section 21 is gone. If you need to remove a tenant, identify whether Section 8 grounds apply — rent arrears, antisocial behaviour, wanting to sell, or moving in. The court process remains, but possession claims can now only go through Section 8.

Pet requests: If you receive a written request, respond within 42 days. State your decision clearly. If you agree, document the pet damage insurance requirement in writing. If you refuse, give a specific, genuine reason.

Rent increases: Use a Section 13 notice served correctly. One increase per 12 months maximum. Confirm the notice period and form requirements before serving — an invalid notice wastes months.

New tenancies: Issue periodic agreements only. No fixed terms. If your standard template still contains a fixed end date or break clause, update it before the next tenancy starts.

Ombudsman membership: Join the designated scheme. The most important preparation is documentation — keep written records of every repair request received, every contractor instructed, every job completed, and every piece of correspondence with tenants.

For 30 common questions about the Act answered in one place — Section 21, periodic tenancies, pets, penalties, and the portal — see the Renters’ Rights Act FAQs guide.

What’s Still Ahead

The main wave of changes is done. One significant requirement remains pending: the Private Rented Sector Database.

Use the time before launch to:

• Check expiry dates on all safety certificates (gas annual, EICR 5-yearly, EPC 10-yearly)
• Collect your compliance documents into one accessible folder by property
• Check your EPC rating — the minimum rises from E to C for all tenancies from 1 October 2030 under the Warm Homes Plan (confirmed January 2026). Improvements done now count toward the registered rating

Does This Apply in Scotland and Wales?

The Renters’ Rights Act applies to England only.

Scotland moved first. The Private Residential Tenancy regime came into force in December 2017, abolishing fixed-term assured tenancies and removing no-fault eviction. Scotland has operated periodic tenancies as the default for eight years. If you let in Scotland, you are already working under a similar framework.

Wales passed the Renting Homes (Wales) Act 2016, which took full effect in December 2022. It replaced assured shorthold tenancies with standard and secure occupation contracts, introduced different notice periods, and has its own grounds for ending a contract. If you let in Wales, Welsh law governs — not the Renters’ Rights Act.

If you let properties in multiple nations, each jurisdiction has its own rules. Do not assume English law applies.

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This page is updated as new commencement dates are confirmed. Last updated: May 2026.