Updated May 2026: The Renters’ Reform Bill has now been superseded by the Renters’ Rights Act 2025. The first major tenancy reforms came into force in England on 1 May 2026. This article has been updated to reflect the current position for private landlords and tenants.
The Renters’ Rights Act 2025 has introduced one of the biggest changes to private renting in England for many years. The most important change is the abolition of Section 21 “no fault” evictions. Since 1 May 2026, private landlords can no longer use Section 21 to evict tenants in existing or new tenancies.
This means landlords must now rely on a valid legal reason, known as a ground for possession, if they want to regain possession of a privately rented property. In most cases, this will be done through the Section 8 possession process.
Section 21 Evictions Have Now Been Abolished
Before the Renters’ Rights Act, Section 21 allowed landlords to ask tenants to leave without giving a specific reason, provided the correct notice was served and other legal requirements were met. That system has now ended for private rented tenancies in England.
From 1 May 2026, landlords must give a legally valid reason if they want to end an assured periodic tenancy. Examples may include serious rent arrears, antisocial behaviour, breach of tenancy, the landlord needing to sell the property, or the landlord needing to move into the property. The correct notice period and process will depend on the ground being used.
Most Tenancies Are Now Assured Periodic Tenancies
Most existing assured shorthold tenancies automatically became assured periodic tenancies on 1 May 2026. New private tenancies created on or after that date will also usually be assured periodic tenancies.
This means the tenancy rolls on weekly, monthly or according to the rent period, rather than ending on a fixed date. Tenants can usually end the tenancy by giving two months’ notice in writing, while landlords must use one of the legal possession grounds if they want the tenant to leave.
What Landlords Can Still Do
The abolition of Section 21 does not mean landlords can never regain possession of their property. Landlords can still seek possession where they have a valid legal ground. These may include:
- serious or persistent rent arrears;
- antisocial behaviour;
- damage to the property;
- breach of tenancy terms;
- the landlord needing to sell the property;
- the landlord or a close family member needing to move into the property.
However, landlords must now follow the correct Section 8 process, use the correct form, give the correct notice period, and provide evidence if the case goes to court.
What About Section 21 Notices Served Before 1 May 2026?
There are transitional rules for Section 21 notices that were served before 1 May 2026. A landlord may only be able to continue using an old Section 21 notice for a limited period, and there are deadlines for starting court proceedings.
If a tenant received a Section 21 notice before 1 May 2026, both landlord and tenant should check the notice carefully and seek advice if they are unsure whether it is still valid.
Other Key Changes from 1 May 2026
The Renters’ Rights Act introduced several other changes alongside the end of Section 21. These include:
- Rent increases: landlords can generally increase rent once per year using the correct statutory process and giving at least two months’ notice.
- Rental bidding ban: landlords and letting agents must advertise a clear asking rent and cannot encourage or accept offers above that advertised rent.
- Rent in advance: landlords and agents cannot usually ask for more than one month’s rent in advance once the tenancy agreement has been signed.
- Pets: tenants have a strengthened right to request a pet, and landlords must consider the request and give a valid reason if refusing.
- Discrimination: landlords and agents cannot refuse to rent to someone because they have children or receive benefits.
New Information Sheet Deadline for Existing Tenancies
For existing tenancies that started before 1 May 2026 and already have a written tenancy agreement or written record of terms, landlords or letting agents must give tenants the official Renters’ Rights Act Information Sheet 2026.
This must be given by 31 May 2026. The government states that failure to provide the Information Sheet where required could result in a fine of up to £7,000.
If the tenancy is based entirely on a verbal agreement and started before 1 May 2026, the landlord must instead provide written information about the key terms of the tenancy.
Private Rented Sector Database: What Landlords and Tenants Should Know
The government is introducing a new Private Rented Sector Database. This is intended to help landlords understand their legal obligations, show compliance, and give tenants better information before and during a tenancy.
The database is expected to begin rolling out from late 2026. Signing up to the database will become mandatory for private rented sector landlords, and landlords will be required to pay an annual fee once the system is in place.
The government has said the database is expected to include key information such as landlord contact details, property details, and safety information including Gas Safety, Electrical Safety and Energy Performance Certificates.
At the time of writing, the database is not yet fully rolled out for tenants to check every landlord and property certificate in one central system. Until the database is live and public access is enabled, tenants should continue asking landlords or letting agents for the required certificates and checking existing schemes where relevant.
PRS Landlord Ombudsman and Redress Scheme
A new Private Rented Sector Landlord Ombudsman will also be introduced. This will give tenants a route to complain about landlord behaviour, poor service or failure to deal properly with problems.
However, landlords are not currently expected to join this Ombudsman scheme by the end of 2026. According to the government’s implementation roadmap, the Ombudsman will be introduced after the PRS Database, with mandatory landlord membership expected in 2028.
Damp, Mould and Landlord Repair Responsibilities
Landlords remain responsible for keeping rented homes safe and in good repair. This includes responsibility for repairs to the property’s structure and exterior, heating and hot water, sanitary fittings, gas appliances, electrical wiring, pipes, drains and ventilation systems where these are part of the landlord’s obligations.
Damp and mould should be taken seriously. Landlords should investigate the cause, not simply tell tenants to paint over mould or assume the issue is caused by lifestyle. Damp and mould may be caused by problems such as leaking roofs, faulty guttering, poor ventilation, broken heating systems, cracked walls, defective windows, leaking pipes or other repair issues.
Tenants should report damp and mould as soon as possible and allow reasonable access for inspection and repairs. Landlords should respond promptly, identify the root cause and carry out appropriate works. If the problem is serious and the landlord does not act, tenants may be able to contact the local council’s environmental health team.
Awaab’s Law and Private Renting
Awaab’s Law was introduced following the death of Awaab Ishak, a two-year-old child who died after prolonged exposure to mould in his social rented home. The law sets clear expectations for landlords to deal quickly with serious hazards such as damp and mould.
Awaab’s Law is already being implemented in the social rented sector, where emergency hazards must be dealt with very quickly and significant damp and mould hazards must be investigated within set timeframes.
The Renters’ Rights Act will extend Awaab’s Law to privately rented homes, but the exact private rented sector timescales are still expected to be set out in further regulations. Landlords should not wait for those final rules before taking action. Serious damp, mould and safety hazards should be investigated and addressed promptly.
What This Means for Tenants
For tenants, the new law provides greater security. Tenants can no longer be evicted using the Section 21 “no fault” process, and landlords must now rely on a valid legal ground if they want possession.
Tenants also have stronger rights around rent increases, pets, discrimination, property standards, and access to information about their tenancy. However, tenants must still pay rent, follow the tenancy terms, report repair issues promptly, and allow reasonable access for inspections and repairs.
What This Means for Landlords
For landlords, the new law means greater emphasis on compliance, evidence and correct procedure. Landlords should review tenancy documents, update possession processes, keep repair records, maintain safety certificates, respond quickly to damp and mould, and prepare for future registration on the Private Rented Sector Database.
Landlords should also make sure existing tenants receive the required Renters’ Rights Act Information Sheet where applicable and that new tenancies include the required written information.
FAQs on the Renters’ Rights Act 2025
Can landlords still evict tenants after Section 21 has been abolished?
Yes. Landlords can still seek possession, but they must use a valid legal ground under the Section 8 process. They must also give the correct notice and may need to prove the ground in court.
Does the Renters’ Rights Act apply across the whole UK?
No. The main tenancy reforms discussed in this article apply to private rented homes in England. Scotland, Wales and Northern Ireland have separate renting rules.
Do landlords have to join a redress scheme by the end of 2026?
Not currently. The PRS Database is expected to start rolling out from late 2026. The separate PRS Landlord Ombudsman is expected to become mandatory later, with the government roadmap indicating 2028 for required landlord membership.
Will tenants be able to check landlord certificates on a government website?
The planned PRS Database is expected to include safety information such as Gas Safety, Electrical Safety and Energy Performance Certificates. However, the system is being rolled out in stages, so tenants should not assume that every landlord and certificate can already be checked in one central place.
Are landlords responsible for mould?
Landlords are responsible where damp and mould are caused by disrepair, structural issues, defective installations, poor ventilation, broken heating systems or other problems that make the home unsafe or unfit to live in. Tenants should report mould promptly and allow access for inspection and repair.
Has Awaab’s Law set exact repair timescales for private landlords?
Awaab’s Law will be extended to the private rented sector, but the exact private rented sector timescales are still expected to be confirmed through further regulations. The social housing version already contains strict timeframes, including 24-hour action for emergency hazards.
Useful Official Resources
- GOV.UK: Renters’ Rights Act overview for tenants
- GOV.UK: Repossessing your privately rented property after 1 May 2026
- GOV.UK: Renters’ Rights Act Information Sheet 2026
- GOV.UK: Renters’ Rights Act implementation roadmap
- GOV.UK: Private renting repairs
This article is for general information only and should not be treated as legal advice. Landlords and tenants involved in a possession claim, rent dispute or serious repair issue should seek advice based on their individual circumstances.
