Failure to use compliant documents exposes landlords to rent repayment orders, civil penalties of up to £40,000, and — in some cases — criminal prosecution. This guide covers every change taking effect on 1 May 2026 and the documents every landlord needs before that date.
The Act applies to England only. Wales, Scotland, and Northern Ireland have their own tenancy law regimes — LetSafe UK provides jurisdiction-specific documents for all four nations.
1. Section 21 'No-Fault' Evictions — Permanently Abolished
From 1 May 2026, landlords in England can no longer serve a Section 21 notice. Every possession claim must now cite one of the statutory Section 8 grounds. Section 21 notices already served but not yet acted on are extinguished at commencement.
- Section 21 is gone for good. There is no transition period for existing notices — any served before 1 May 2026 but not yet enforced are void from commencement.
- Section 8 is the only possession route. Mandatory grounds (rent arrears, anti-social behaviour, selling) require the court to grant possession if proved. Discretionary grounds give the court flexibility.
- New Ground 1A covers selling. The mandatory ground introduced to replace Section 21's selling function requires 4 months' notice and bars re-letting within 3 months of vacant possession.
- New Ground 8A covers persistent arrears. Three months' cumulative rent shortfall at any point during the tenancy — mandatory ground, 4 weeks' notice.
2. All ASTs Convert to Periodic Assured Tenancies
Every Assured Shorthold Tenancy — fixed-term or periodic — automatically converts to a Periodic Assured Tenancy (PAT) on 1 May 2026. No new fixed-term tenancies can be created after commencement.
- Existing tenants: AST converts automatically — no new agreement required, no tenant signature needed.
- New tenancies from 1 May: Must use a Periodic Assured Tenancy Agreement from day one. Using an AST for a new letting after commencement creates legal uncertainty.
- Fixed-term ASTs still in progress: Continue to contractual end date, then convert automatically. Section 21 notices on these are extinguished at commencement regardless.
- No new fixed terms. Fixed-term assured tenancies cannot be created in England from 1 May 2026. All tenancies are periodic from day one.
3. Rent Increases — Section 13 Only from 1 May 2026
All contractual rent review clauses — annual CPI escalators, fixed percentage increases, or any other built-in mechanism — are rendered ineffective from commencement. The Section 13 statutory process is the only legal route for rent increases.
- One increase per 12 months maximum. No matter what the tenancy agreement says, landlords cannot increase rent more than once per 12 months.
- Minimum 2 months' written notice. The Section 13 notice must be on the prescribed form and give at least 2 months' notice.
- Tenants can challenge at tribunal. If the proposed rent exceeds market rate, tenants can refer the notice to the First-tier Tribunal (Property Chamber).
- Remove contractual rent review clauses from new PAT agreements. They are incompatible with the Section 13 regime.
4. Pets — No Blanket Refusal
Landlords cannot maintain a blanket 'no pets' policy from 1 May 2026. Pet requests must be actively considered on their merits. Tenancy agreements must include a compliant pet request process.
- Absolute 'no pets' clauses are unenforceable. Landlords must consider each request on its facts.
- Landlords may require pet damage insurance. This is a permitted condition on consent — it cannot be used as a covert blanket refusal.
- Response within a reasonable time. Landlords should respond to pet requests in writing; unreasonable delay or refusal can constitute a breach.
- PAT agreements must include a compliant pet clause. LetSafe UK's Periodic Assured Tenancy Agreement includes the correct 2026 pet request clause.
5. The Private Landlord Database (Phase 2)
All private landlords in England must register on the new Private Rented Sector (PRS) Landlord Database. Phase 2 commencement regulations have not yet been confirmed — phased rollout is expected through late 2026. Civil penalties apply for non-compliance.
- Mandatory for all English private landlords. Registration timescales are set by secondary legislation — watch for the commencement announcement.
- Agents must also register. Property agents managing private rented properties must register separately.
- Penalty for non-registration. The regime includes civil penalties and potential rent repayment orders.
- LetSafe UK will publish guidance as soon as registration opens and timescales are confirmed.
Does This Apply to Wales, Scotland, and Northern Ireland?
No. The Renters' Rights Act 2025 applies to England only. Each devolved nation has its own tenancy law:
- Wales: Renting Homes (Wales) Act 2016 — in force since 1 December 2022. All Welsh tenancies use Occupation Contracts, not ASTs.
- Scotland: Private Housing (Tenancies) (Scotland) Act 2016 — in force since 1 December 2017. Private Residential Tenancies replaced ASTs in Scotland years ago.
- Northern Ireland: Private Tenancies Act (NI) 2022 — rolling commencement. Different notice periods and deposit rules apply.
- LetSafe UK provides jurisdiction-specific documents for all four nations — use the jurisdiction switcher in the shop.
Frequently asked questions
Do I need a new tenancy agreement for my existing tenants after 1 May 2026?+
No. Existing ASTs convert automatically to Periodic Assured Tenancies on 1 May 2026 by operation of law. You do not need to issue new agreements or ask tenants to sign anything. However, ongoing management — rent increases, possession, pet requests — must comply with the new regime from commencement.
Can I still use my AST template for new tenancies after 1 May 2026?+
No. From 1 May 2026, no new fixed-term Assured Shorthold Tenancies can be created in England. Every new letting must use a Periodic Assured Tenancy Agreement. Using an AST for a new tenancy after commencement creates legal uncertainty and may leave you without the protection of a valid agreement.
What happens if I still have a Section 21 notice outstanding on 1 May 2026?+
Any Section 21 notice served before 1 May 2026 that has not been enforced by a court order at commencement is extinguished — it has no legal effect after that date. If you need to recover possession, you must serve a new Section 8 notice on a valid statutory ground using the 2026-updated prescribed form.
What is the new Ground 1A and how does it differ from Section 21?+
Ground 1A is a new mandatory Section 8 ground for possession where the landlord intends to sell the property with vacant possession. Four months' notice is required. Unlike Section 21, it requires a stated reason and court action if the tenant does not vacate. The landlord cannot re-let within 3 months of gaining vacant possession. Courts must grant possession if Ground 1A is proved.
Does the Renters' Rights Act apply to HMO lettings?+
Yes. The Act applies to all private residential lettings in England including HMOs, per-room lettings, and student houses let by private landlords. The key changes — no new fixed terms, no Section 21, Section 13 rent increases, pet request obligations — apply equally to HMO tenancy agreements.