Last amended by Renters’ Rights Act 2025 in 2025. 100 recorded amendment effects (legislation.gov.uk changes data).
Independent editorial summary — not the official statute text. Read the official version on legislation.gov.uk.
Summary
The Renters' Rights Act 2025 (c. 26) is the principal reform of the private rented sector in England. It received Royal Assent on 27 October 2025 and is being commenced in stages, with the central reforms — including the abolition of section 21 'no-fault' evictions — taking effect on 1 May 2026. The Act abolishes assured shorthold tenancies and converts all assured tenancies to periodic tenancies, replaces section 21 with strengthened and reformed section 8 grounds for possession, limits rent increases to once a year through the section 13 procedure with a right to challenge at the First-tier Tribunal, bans rental bidding, creates a Private Rented Sector Database (landlord portal) and a Private Rented Sector Ombudsman that landlords must join, extends a Decent Homes Standard and 'Awaab's Law' hazard-repair timescales to the private rented sector, and restricts discrimination against tenants with children or on benefits. It supersedes the earlier Renters (Reform) Bill 2023, which fell when Parliament was dissolved in 2024. (Note: this page is served under the legacy slug 'renters-reform-act-2023'.)
Key Points
- Abolishes section 21 'no-fault' evictions — in force from 1 May 2026
- Converts all assured tenancies to periodic tenancies and abolishes fixed-term assured shorthold tenancies (ss.1-2)
- Reforms and strengthens the section 8 grounds for possession to replace section 21 (s.3)
- Limits rent increases to once a year via the section 13 procedure, with a right to challenge at the First-tier Tribunal, and bans rental bidding (s.6)
- Creates a Private Rented Sector Database and a Private Rented Sector Ombudsman that landlords must join
- Extends the Decent Homes Standard and 'Awaab's Law' to the private rented sector, and restricts discrimination against families and benefit claimants
Parts & Sections
Amendments History
2025 — Renters’ Rights Act 2025
100 recorded amendment effects (legislation.gov.uk changes data).
Frequently asked questions
- When do the main changes in the Renters' Rights Act 2025 start?
- The Renters' Rights Act 2025 received Royal Assent on 27 October 2025. While the legislation is being commenced in stages, the central reforms, including the abolition of section 21 'no-fault' evictions, are scheduled to take effect on 1 May 2026. This Act supersedes the earlier Renters (Reform) Bill 2023, which fell when Parliament was dissolved in 2024.
- What happens to section 21 'no-fault' evictions under the new Act?
- From 1 May 2026, section 21 'no-fault' evictions will be abolished. To replace this route, the Act recasts and expands the section 8 grounds for possession under the Housing Act 1988. This means landlords will need to rely on these strengthened grounds to regain possession, rather than using a no-fault notice.
- Will my fixed-term tenancy be changed to a periodic tenancy?
- The Act abolishes fixed-term assured shorthold tenancies. All assured tenancies are converted to periodic tenancies, with a rent period not exceeding a month. This change applies to both new and existing tenancies, ensuring that all assured tenancies carry full security of tenure without a fixed end date.
- How often can my landlord increase my rent?
- Rent increases are limited to once a year using the section 13 procedure. Tenants have the right to challenge any proposed rent increase at the First-tier Tribunal. Additionally, the Act bans rental bidding, which prevents landlords from encouraging tenants to bid against each other for a property.
- What new registration requirements apply to private landlords?
- Landlords must register with the new Private Rented Sector Database before marketing or letting a property. They are also required to join the Private Rented Sector Ombudsman, which acts as a landlord redress scheme. These measures are designed to improve transparency and accountability within the private rented sector.
- Does the Act improve housing standards for private renters?
- The Act extends the Decent Homes Standard to privately rented accommodation, with enforcement carried out by local authorities. It also applies 'Awaab's Law' hazard-repair timescales to the private sector. Furthermore, the legislation restricts discrimination against tenants who have children or who are on benefits.