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Section 21 is gone. Fixed-term tenancies are over. The most sweeping rental reform in a generation takes effect this May — here’s what it means for you.
The Renters’ Rights Act 2025 represents the most significant overhaul of the private rented sector in over three decades. Having received Royal Assent on 27 October 2025, the Act’s headline reforms — including the abolition of Section 21 “no-fault” evictions — come into force on 1 May 2026.
Whether you are a landlord managing a portfolio or a tenant seeking greater security in your home, this legislation changes the rules of engagement entirely. At Kingdom Serve, we have broken down the key changes, critical deadlines, and practical implications so you can act with confidence.
Key Dates at a Glance
| Date | What Happens |
|---|---|
| Oct 27, 2025 | Act receives Royal Assent — now law. |
| Dec 27, 2025 | Local councils gain new enforcement and investigatory powers. |
| March 2026 | Government publishes official tenant rights and landlord obligations information sheet. |
| Apr 30, 2026 | Last day to serve a valid Section 21 notice. |
| May 1, 2026 | Phase 1: Section 21 abolished. All ASTs become periodic. New tenancy rules begin. |
| May 31, 2026 | Landlords must provide updated tenancy information to all current tenants. |
| Jul 31, 2026 | Deadline to file court claims based on pre-abolition Section 21 notices. |
| Late 2026 | Private rented sector database rolls out nationally. |
| 2027 | Reforms extended to the social rented sector. |
| 2028 | Landlords required to join the new national Ombudsman scheme. |
| 2035 (earliest) | Decent Homes Standard becomes mandatory for all private rentals. |
The Five Major Reforms Explained
End of No-Fault Evictions
Section 21 is abolished on 1 May 2026. Landlords must now prove specific legal grounds to regain possession — such as rent arrears, tenancy breach, or genuine intent to sell or move in.
No More Fixed-Term Tenancies
All Assured Shorthold Tenancies (ASTs) become periodic, rolling month-to-month indefinitely. Tenants gain flexibility; landlords gain stability with properly managed properties.
Rent Increase Controls
Rent can only be raised once per year, pegged to market rates. Tenants gain the right to formally challenge increases they consider unfair. Upfront rent-in-advance payments will also be capped.
Pets & Anti-Discrimination
Tenants may request to keep pets; landlords must consider such requests reasonably. Refusing a tenant for having children or receiving benefits will become illegal.
Decent Homes Standard
By 2035 at the earliest, all private rentals must meet the Decent Homes Standard — covering safety, structural integrity, and energy efficiency.
New Ombudsman & Database
A national landlord ombudsman launches by 2028, alongside a private rented sector database, creating transparency and a formal dispute resolution mechanism for both parties.
What This Means for Landlords
The Act brings meaningful new responsibilities — but it also professionalises the sector in ways that benefit compliant landlords. A clear legal framework, reduced disputes through the forthcoming Ombudsman, and more stable tenancies all work in favour of the well-managed property.
Landlords should act now on three fronts:
- Before 30 April 2026, Review all existing tenancy agreements. Ensure they are compliant with the new periodic tenancy structure and update any terms that reference fixed terms or Section 21 rights.
- By 31 May 2026, Notify current tenants of their new rights. You are legally required to provide updated information to all existing tenants about the new tenancy rules.
- 2026 onwards, Register with the private rented sector database. The new national database is rolling out in late 2026. Registration will be a compliance requirement. The National Residential Landlords Association (NRLA) is providing ongoing guidance for landlords navigating this transition.
The Bigger Picture
The Renters’ Rights Act is not simply an administrative change — it is a deliberate rebalancing of power between landlords and tenants in England and Wales. The government’s official resources on the Act make clear that the ambition extends to 2035 and beyond, with the Decent Homes Standard marking the final chapter of a decade-long reform programme.
The private rented sector serves millions of households. Done well, these reforms can make renting a legitimate, dignified long-term housing solution — rather than a fallback position. Landlords and agents who engage early, update their practices, and embrace transparency will be best placed to thrive in this new environment.
This article is for informational purposes only and does not constitute legal advice. For guidance tailored to your individual circumstances, consult a qualified solicitor or speak with the Kingdom Serve team.
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