What Is the Renters Rights Act 2025?
The Renters Rights Act 2025 (previously known as the Renters Reform Bill) received Royal Assent and comes into force 1 May 2026. It is the most significant change to the private rented sector in England since the Housing Act 1988.
The Act abolishes Section 21 "no fault" evictions, ends fixed-term tenancies, introduces a Decent Homes Standard for the private sector, and creates a new ombudsman and property portal that all landlords must register with.
This guide covers every change and what you must do before and after 1 May 2026.
Key Change 1: Section 21 Is Abolished
From 1 May 2026, landlords can no longer serve a Section 21 "no fault" notice to end a tenancy. This is the most impactful change.
What this means:
Action required:
Key Change 2: Fixed-Term Tenancies Become Periodic
All new tenancies from 1 May 2026 must be on a periodic (rolling) basis — monthly or weekly depending on how rent is paid. Fixed-term tenancies (e.g., "12 months AST") are no longer permitted for new lettings.
What this means:
Action required:
Key Change 3: New Possession Grounds
The Act introduces and strengthens several grounds under which a landlord can seek possession:
Important: Some grounds now have mandatory waiting periods at the start of tenancy. Check each ground before serving notice.
Key Change 4: Landlord Registration & Property Portal
All private landlords in England will be required to register on a new government property portal. The portal will also host information about properties and landlords that tenants can access.
Timescales: The portal is expected to go live in late 2026. Penalties for non-registration will apply once the system is operational.
Action required:
Key Change 5: Decent Homes Standard
The Decent Homes Standard — previously applicable only to social housing — will be extended to the private rented sector. Properties must be:
Local authorities will have new enforcement powers including civil penalties of up to £30,000 for non-compliance.
Your Compliance Checklist Before 1 May 2026
LetCompliance helps you keep Gas Safety, EICR, EPC, deposit and Right to Rent compliance tracked and up to date — which is more critical than ever under the Renters Rights Act. [Start tracking →](/signup)
Frequently asked questions
What is the key date for the Renters Rights Act 2025 in England?
Major provisions including Section 21 abolition for new notices take effect from 1 May 2026. Use the run-up period to audit compliance and update tenancy templates.
Will fixed-term ASTs still exist for new lets?
The Act moves new tenancies toward periodic structures. Update agreements and processes with a solicitor; do not rely on this article as legal advice.