When did the Renters' Rights Act 2025 take effect?

The main tenancy reforms in England took effect on 1 May 2026. The Act received Royal Assent on 27 October 2025.

Has Section 21 been abolished?

Yes. Landlords can no longer serve new Section 21 notices in England.

What happened to fixed-term tenancies?

Fixed-term assured tenancies were removed and existing ones became periodic tenancies.

Can a tenant leave a tenancy early now?

Yes. A tenant can end a periodic tenancy by giving two months' notice, ending at the end of a rent period.

Is there a limit on rent in advance?

A term requiring rent in advance has no effect. GOV.UK describes up to one month of rent after signing and before the start date.

Renters' Rights Act 2025: what changed on 1 May 2026

A plain summary for landlords and tenants in England: what ended, what started, and what is still being phased in.

By Charles Worth · Last checked 29 October 2026

The Renters' Rights Act 2025 received Royal Assent on 27 October 2025. The main changes to private tenancies in England took effect on 1 May 2026, on a single date for all private tenancies. This page summarises them and links to the official sources. It is general information, not legal advice.

What ended

Section 21 "no-fault" evictions. Landlords can no longer serve new Section 21 notices (is Section 21 abolished?). Possession now has to be sought under a Section 8 ground (see notice periods by ground).
Fixed-term assured tenancies. Existing fixed terms became periodic tenancies. Existing written agreements do not need to be reissued, but landlords had to give tenants a government information sheet. A Womble Bond Dickinson summary gives 31 May 2026 as the deadline for existing tenants.
Rental bidding. Landlords and agents must publish an asking rent and cannot ask for or accept offers above it. GOV.UK gives civil penalties of up to £7,000.
Rent review clauses as a way of raising rent.

What started

Tenants can leave on two months' notice (see how much notice a tenant must give). The end date has to line up with the end of a rent period.
One rent increase a year through a Section 13 notice, with at least two months' notice and the right to challenge it at the First-tier Tribunal. See the Section 13 guide.
Limits on rent in advance (details). A term requiring rent in advance has no effect. GOV.UK describes up to one month of rent (28 days for shorter tenancies) as the amount that may be requested after signing and before the start date. Penalties are up to £5,000.
Deposit protection for assured tenancies with the section 214 penalty of one to three times the deposit. See the deposit rules guide.
A higher Ground 8 arrears threshold. Three months, or 13 weeks if rent is weekly or fortnightly, instead of two months.
Pets. Tenants can request a pet and landlords cannot unreasonably refuse.
Discrimination. Landlords and agents cannot refuse to let to people because they receive benefits or have children, with penalties of up to £7,000.

What is being phased in

GOV.UK describes a landlord database and a Private Rented Sector Landlord Ombudsman that private landlords will have to join, with penalties of up to £7,000 and up to £40,000 for serious or repeated breaches. Law-firm summaries say these arrive later than the 1 May 2026 changes. Check GOV.UK for the current position before relying on any of them.

What it means for landlords

Use Section 8 grounds, with the right notice period, to seek possession.
Protect every deposit within 30 days and give the prescribed information.
Raise rent only by Section 13 notice and no more than once a year.
Do not ask for more than a month's rent in advance, or for more than the deposit cap.

What it means for tenants

You can leave on two months' notice without waiting for a fixed term to end.
You can challenge a rent increase at tribunal.
You cannot be evicted without a reason that fits a Section 8 ground and the right notice period.
If your deposit was not protected, you may be able to claim one to three times its value.

Free tools for the new rules

Every calculator on this site is free, with no sign-up. Start with the Section 8 notice dates, Section 13 rent increase and deposit cap tools.

Common questions

When did the Renters' Rights Act 2025 take effect?: The main tenancy reforms in England took effect on 1 May 2026. The Act received Royal Assent on 27 October 2025.
Has Section 21 been abolished?: Yes. Landlords can no longer serve new Section 21 notices in England.
What happened to fixed-term tenancies?: Fixed-term assured tenancies were removed and existing ones became periodic tenancies.
Can a tenant leave a tenancy early now?: Yes. A tenant can end a periodic tenancy by giving two months' notice, ending at the end of a rent period.
Is there a limit on rent in advance?: A term requiring rent in advance has no effect. GOV.UK describes up to one month of rent after signing and before the start date.