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Renters’ Rights Act 2025: what landlords need to know in 2026
The Renters' Rights Act 2025 is the biggest change to private renting in England for more than 30 years. Its main rules came into force on 1 May 2026: section 21 "no-fault" evictions have ended, every assured tenancy is now a rolling periodic tenancy, and rent can go up only once a year. A landlord register opens on 15 December 2026, starting in the West Midlands. Here's what has changed, what's still to come, and what it means if your property has a mortgage.
Updated on 17 September 2026 with the confirmed dates for the new rental property register. This guide covers private landlords in England. Wales and Scotland have their own rules.
Section 21
Abolished
No new notices since 1 May 2026. Old notices could only be used if court action started by 31 July 2026
Tenancies
Periodic
No fixed terms. Tenants can leave with two months' notice at any time
Selling or moving in
4 months' notice
Not available in the first 12 months of a tenancy
Landlord register
£65 a property
Opens 15 December 2026, region by region. Every region registered by 14 November 2027
Renters' Rights Act timeline: what's in force and what's next
The Act received Royal Assent on 27 October 2025. The government is bringing it in over three phases, with some dates still to be confirmed.
Renters' Rights Act: key dates for landlords
Filled dots have happened. Open dots are still to come.
Renters' Rights Act summary: the main changes
| Change | What it means for you | When |
|---|---|---|
| Section 21 abolished | You can only end a tenancy using a possession ground under section 8, with evidence | 1 May 2026 |
| Periodic tenancies | Existing ASTs converted automatically. New tenancies can't have a fixed end date | 1 May 2026 |
| Rent increases | Once a year, using the section 13 notice with at least two months' notice. Tenants can challenge at tribunal | 1 May 2026 |
| Rental bidding and rent in advance | Advertise an asking rent and don't accept more. No rent before signing, then no more than one month upfront | 1 May 2026 |
| Pets | Respond in writing within 28 days and refuse only with a fair reason | 1 May 2026 |
| Benefits and children | You can't refuse or treat people differently because they claim benefits or have children | 1 May 2026 |
| Written information | Information sheet for existing tenants; written terms for new tenancies | 31 May 2026 for existing tenants |
| Rental property register | Register each let property and pay £65 a year. Needed to get most possession orders | 15 Dec 2026 to 14 Nov 2027, by region |
| Landlord ombudsman | Compulsory membership, with binding decisions on tenant complaints | Expected 2028 |
| Decent Homes Standard | Homes must be free of serious hazards, in reasonable repair, warm and free of damp and mould | 2035 |
| Awaab's Law | Time limits for fixing damp, mould and other hazards | Not yet set, subject to consultation |
Section 21 abolished: how landlords get a property back now
Since 1 May 2026 you need a legal reason, called a ground, to end a tenancy. You serve a section 8 notice and, if the tenant doesn't leave, apply to court. The date to use a section 21 notice served before 1 May has now passed: court action had to start by 31 July 2026.
| Possession ground | Notice | Key conditions |
|---|---|---|
| Ground 1: you or close family moving in | 4 months | Not in the first 12 months of the tenancy |
| Ground 1A: selling the property | 4 months | Not in the first 12 months. You can't re-let or market it to rent for 12 months afterwards |
| Ground 2: your mortgage lender selling | 4 months | Used by a lender exercising its power of sale |
| Ground 4A: student HMO | 4 months | All tenants students, told in writing beforehand, tenancy agreed no more than 6 months before it starts |
| Ground 8: serious rent arrears | 4 weeks | At least 3 months' (or 13 weeks') rent owed |
| Ground 14: antisocial behaviour | None | You can apply to court straight away |
Misusing a ground, such as claiming you'll sell and then re-letting, can lead to fines and rent repayment orders, which can now cover up to two years' rent.
Rent increases under the Renters' Rights Act
Rent review clauses in tenancy agreements no longer work. Every increase goes through one process:
- Once a yearYou can raise the rent no more than once in any 12 months.
- Section 13 noticeUse Form 4A, giving at least two months' notice of the new rent.
- Tenant can challengeIf they think it's above market rent, they can apply to the First-tier Tribunal.
- Tribunal decidesIt can't set a rent higher than you asked for, or backdate it.
When you re-let, you must publish an asking rent and can't accept offers above it. You can't take rent before the tenancy is signed, and afterwards can ask for no more than one month's rent in advance. Breaking the bidding rules can mean a fine of up to £7,000.
Pets, benefits and families
A tenant can ask in writing to keep a pet. You have 28 days to reply in writing, and you can ask for more details first. If you refuse, you must give a fair reason.
Likely to be a fair refusal
Based on GOV.UK examples
Your lease or freeholder doesn't allow pets. Another tenant has an allergy. The home is too small for the animal. The pet is illegal to own.
Usually unfair
Based on GOV.UK examples
You don't like pets, or had problems with a pet before. General worries about future damage. The tenant needs an assistance animal.
You can use the deposit to put right pet damage. It's also now unlawful to refuse tenants, or put off applicants, because they claim benefits or have children. You can still check that a tenancy is affordable. Fines for discrimination go up to £7,000.
Landlord database: the "Register your rental property" service
The private rented sector database from the Act is now called "Register your rental property". If you let a home on an assured or regulated tenancy, you'll need to register each property and pay £65 a year per property. Without an active registration, you won't be able to get a possession order on most grounds, and fines can reach £40,000 for repeated failures.
| Region | Registration opens | Deadline |
|---|---|---|
| West Midlands | 15 Dec 2026 | 14 Mar 2027 |
| East of England | 15 Jan 2027 | 14 Apr 2027 |
| East Midlands | 15 Feb 2027 | 14 May 2027 |
| South East | 15 Mar 2027 | 14 Jun 2027 |
| Yorkshire and the Humber | 15 Apr 2027 | 14 Jul 2027 |
| North West | 15 May 2027 | 14 Aug 2027 |
| North East | 15 Jun 2027 | 14 Sep 2027 |
| London | 15 Jul 2027 | 14 Oct 2027 |
| South West | 15 Aug 2027 | 14 Nov 2027 |
Decent Homes Standard and Awaab's Law for private landlords
The government confirmed in January 2026 that a single Decent Homes Standard will apply to private rented homes from 2035. A home will need to be free of the most serious hazards, in reasonable repair, have core facilities, keep tenants warm and be free of damp and mould. Awaab's Law, which sets deadlines for fixing hazards, is due to be extended to private renting too, but no date has been set.
Landlord checklist for 2026
- Check every existing tenant received the government information sheet. The deadline was 31 May 2026, so if you missed it, act now and get legal advice
- Give new tenants their written terms before the tenancy starts, with no fixed end date
- Diary each rent review and use Form 4A, at least two months ahead
- Advertise an asking rent and take no more than one month's rent upfront
- Keep a written process for pet requests and tenant selection
- Note your region's registration window and budget £65 a property
- Plan for EPC C by 2030 and the Decent Homes Standard by 2035
- Tell your mortgage lender or broker if your letting plans change
This is a general summary of the law in England as at 17 September 2026, not legal advice. We're mortgage brokers and don't check tenancy agreements or notices. Speak to a solicitor, a letting agent or a landlord association about your own tenancies.
What the Act means for landlords with a mortgage
For most landlords, the Act doesn't change how buy-to-let mortgages work. It does change what lenders ask about tenancies and how some plans play out.
Buy-to-let lending
Periodic tenancies now expected
Lenders used to insist on assured shorthold tenancies, often of 6 to 12 months. Many have updated their conditions to accept assured periodic tenancies that comply with the Act, and a tenancy converting on 1 May shouldn't on its own breach your mortgage. Some lenders look harder at local rental demand, as tenants can now leave at any time. See our buy-to-let mortgage service.
Remortgages and further advances
Paperwork matters
Many lenders will want to see an in-date written tenancy that complies with the Act. BM Solutions, for example, asks for a written periodic tenancy that meets the Act's rules before agreeing a further advance. Read our guide to BM Solutions product transfers and further advances.
Student lets and HMOs
Ground 4A keeps the academic cycle
Ground 4A lets you regain a student HMO for the next academic year, with four months' notice ending between 1 June and 30 September. Other HMO tenants can give two months' notice at any time, so allow for voids. Read our HMO mortgage guide.
Selling a let property
Not possible in the first year
Ground 1A needs four months' notice and can't take effect in the first year. If a sale falls through, you can't re-let for 12 months. Selling with the tenant in place to another landlord is also an option.
Energy ratings
E now, C by 1 October 2030
Rented homes need EPC E today, and the government plans C for all private tenancies by 2030, with spending capped at £10,000 a property. Some lenders offer better terms on more efficient homes. See our EPC ratings guide.
Consent to let and accidental landlords
Shorter lets are harder
You still need your lender's permission to let a home on a residential mortgage. Moving back in uses Ground 1, which needs four months' notice and can't be used in the tenancy's first 12 months, so a short absence is harder to cover. Forces families can read our military mortgages guide and BFPO guide.
Most buy-to-let mortgages are not regulated by the Financial Conduct Authority. Letting a home you used to live in can sometimes be regulated as consumer buy-to-let. Whether yours is regulated depends on your circumstances and the purpose of the loan.
How Quick Mortgages can help landlords
The legal side of the Act is for you and your solicitor or agent. The lending side is where we come in: remortgaging, raising money with a further advance, switching a let home to buy-to-let, or buying your next property.
We're a whole-of-market broker based in Birmingham, working with 110+ lenders including specialist buy-to-let and HMO lenders, and helping landlords across the UK. There are no broker fees for our advice.
Renters' Rights Act FAQs
When was section 21 abolished?
On 1 May 2026 in England. Notices served before then could only be used if court action started by 31 July 2026, so they can no longer be relied on.
Do I need to issue new tenancy agreements?
Not for existing written tenancies. They became periodic automatically, but you had to give tenants the government information sheet by 31 May 2026. New tenancies need written terms from the start.
How much notice do I give to sell or move back in?
Four months, using Ground 1A to sell or Ground 1 to move in. Neither can be used in the first 12 months of a tenancy.
How often can I increase the rent?
Once a year, using a section 13 notice (Form 4A) with at least two months' notice. The tenant can challenge it at the First-tier Tribunal.
When do landlords have to register on the database?
It depends on your region. Registration opens in the West Midlands on 15 December 2026, and every region must have registered by 14 November 2027. It costs £65 a property each year.
Will the Renters' Rights Act affect my buy-to-let mortgage?
Your existing mortgage should carry on as normal. Many lenders have confirmed they accept periodic tenancies that comply with the Act. When you remortgage or borrow more, expect questions about your tenancy paperwork.
Sources
- GOV.UK, Implementing the Renters' Rights Act 2025: our roadmap for reforming the private rented sector
- GOV.UK, Guide to the Renters' Rights Act; Renters' Rights Act: an overview for landlords; Assured periodic tenancies: a guide for landlords (pets)
- Renters' Rights Act 2025 (c. 26), legislation.gov.uk
- MHCLG Housing Hub, Get ready: Register your rental property service; Propertymark, Rental property register rollout begins on 15 December 2026
- NRLA, Section 21 and section 8 notices served before 1 May 2026; New Decent Homes Standard to come in from 2035
- GOV.UK, Private rented sector minimum energy efficiency standards: government response, January 2026
Correct on 17 September 2026 and may change.
Disclaimer:
This article is for general guidance purposes only and does not constitute legal, financial, or professional advice. Mortgage products and their terms can vary, and it is important to seek advice from a qualified, regulated professional who can assess your individual circumstances. Please ensure you consider your unique needs before making any financial decisions.
While every effort is made to ensure that the information provided on this blog is accurate and up-to-date, we do not guarantee its completeness or accuracy. The mortgage market can change rapidly, and the information on this blog may become outdated. We recommend verifying any information before acting on it and seeking tailored advice.
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