No fault evictions, also known as Section 21s, will be banned from 1 May 2026 meaning landlords must give a valid reason to regain possession of the property.
The Renters’ Rights Act 2025, described as the biggest shake-up in renting in England for more than 30 years, officially became law on 20 October 2025, and we have just learned more about the specific dates and phases of the Act.
Also, from 1 May 2026, there will be an end to fixed-term assured shorthold tenancies. All tenancies will convert to periodic (rolling) tenancies.
Rent increases will be restricted to one per year, with proper notice. There will be a ban on rental bidding wars and discrimination against tenants with children or those on benefits.
Renters can ask to live with a pet and landlords must consider the request fairly – landlords can no longer ban this.
There will be limits on asking for rent in advance – capped at one month.
During the second phase of the Act, which is due in late 2026, a mandatory Private Rented Sector (PRS) Ombudsman will be established with the purpose of providing free dispute resolution for tenants and binding decisions for landlords, avoiding costly court proceedings. A Private Rented Sector Database will be created where all landlords must register.
From 2027 onwards – phase 3 – Extension of the Decent Homes Standard to private rentals will be initiated and a consultation on applying Awaab’s Law (fast repairs for hazards like damp/mould) to private homes.
Key Impacts of the Act:
- For renters: Greater security, fewer evictions without cause, fairer rent practices
- For landlords: More compliance requirements, but clearer possession grounds under a revised Section 8 process
- For agents: Need to update tenancy agreements and systems before May 2026