Every private landlord in England with a residential tenancy is directly affected by the RRA 2025 commencement. Whether you grant new tenancies after 1 May 2026, manage existing tenancies that are transitioning to the periodic framework, or are planning possession proceedings, the date the Act came into force governs which rules apply.
This guide sets out exactly what commenced on 1 May 2026, what remains outstanding, and what landlords must do now to comply with the Phase 1 obligations that are already in effect.
Phase 1 commencement — 1 May 2026: what came into force
The following provisions of the Renters' Rights Act 2025 came into force on 1 May 2026:
- Section 21 abolished: No Section 21 notice may be served on any assured tenancy in England after 1 May 2026. This applies to both new tenancies granted after commencement and existing assured shorthold tenancies (ASTs) already in place at commencement. A Section 21 notice served before 1 May 2026 that had not yet expired was not automatically invalidated — landlords who had already served valid pre-commencement notices could continue those possession proceedings, but no new Section 21 notices could be served from 1 May 2026
- Periodic assured tenancies mandatory for new lets: From 1 May 2026, no landlord may grant a new fixed-term assured tenancy. All new tenancies must be periodic assured tenancies with no specified fixed term. Either party can end the tenancy — the tenant by giving at least 2 months' written notice, the landlord only by obtaining a court possession order on a specified statutory ground. Landlords who attempt to grant a fixed-term assured tenancy after commencement will find the tenancy is automatically treated as a periodic assured tenancy under the Act
- Existing fixed-term tenancies transition: An assured shorthold tenancy granted as a fixed term before 1 May 2026 continues until the end of that fixed term. At the end of the fixed term, the tenancy automatically converts to a periodic assured tenancy under the new framework — it does not expire, it continues. The landlord cannot serve a Section 21 notice after the fixed term ends. Possession must be sought via Section 8 on a specified ground
- Section 13 rent increases via Form 4A: The only lawful method for increasing rent under a periodic assured tenancy from 1 May 2026 is a Section 13 notice on Form 4A. The notice must give at least 2 months' advance notice of the proposed increase; rent may be increased at most once in any 12-month period; the tenant has the right to challenge the proposed increase at the First-tier Tribunal (Property Chamber) before the effective date
- New possession grounds — Ground 8a and Ground 1A: The RRA 2025 introduced Ground 8a (mandatory possession ground for persistent rent arrears — 3 or more episodes of 2 or more months' arrears in any 36-month period; 4-week notice; cannot be defeated by clearing arrears) and Ground 1A (new discretionary ground where the landlord genuinely intends to sell the property; 2 months' notice; restrictions on re-letting after obtaining possession)
- Anti-bidding-war prohibition: Landlords and agents may not solicit or accept offers of rent above the advertised asking rent when marketing a rental property. A fixed asking rent must be stated; inviting bids or accepting above-asking offers is prohibited from 1 May 2026
- Pet request right: Tenants have a statutory right to request permission to keep a pet. Landlords may not unreasonably refuse a reasonable pet request. The landlord may require the tenant to have pet insurance as a condition of consent. Blanket 'no pets' clauses are no longer enforceable against assured tenants
- Anti-discrimination provisions: Blanket bans on letting to tenants in receipt of housing benefit or Universal Credit ('DSS') and blanket bans on letting to families with children are prohibited from 1 May 2026
RRA 2025 Information Sheet — what landlords needed to do by 31 May 2026
At commencement, landlords were required to serve the RRA 2025 Information Sheet on all existing tenants:
- Mandatory information sheet: The Renters' Rights Act 2025 required landlords to serve the prescribed RRA 2025 Information Sheet on every existing assured tenant by 31 May 2026 (within 31 days of the 1 May 2026 commencement date). The information sheet explains the changes to tenancy law brought by the RRA 2025 — including the abolition of Section 21, the transition to periodic assured tenancies, and the new rent increase procedure
- New tenancies: For all new periodic assured tenancies granted after 1 May 2026, the landlord must provide the RRA 2025 Information Sheet to the tenant at the outset of the tenancy (before or at the time of signing the tenancy agreement). Failure to provide the information sheet is a breach of the Act and may affect the landlord's ability to use certain possession grounds
- Agents: Where a letting agent manages the property, the agent bears responsibility for ensuring the information sheet is served on behalf of the landlord. Landlords using agents should confirm with their agent that the obligation was discharged by 31 May 2026 for existing tenants and is being met for all new tenancies
Phase 2 commencement — what is still awaited
The following RRA 2025 provisions have not yet commenced and are awaiting a commencement order from the Secretary of State:
- Mandatory PRS Ombudsman membership: All private landlords in England will be required to join the new mandatory Private Rented Sector (PRS) Ombudsman scheme. Tenants will be able to make complaints to the Ombudsman about landlord conduct; decisions will be binding. Landlords who are not members of the scheme will not be able to serve a valid Section 8 notice. No commencement date has been confirmed — the Ombudsman scheme itself must first be established and operational before the mandatory membership obligation can commence
- Private Landlord Database registration: All private landlords in England with at least one let residential property will be required to register on the Private Landlord Database (PLD). Registration will cover the landlord's identity, all let properties, and compliance certificate status. Prospective tenants and local housing authorities will have access to the database. Landlords who are not registered on the PLD will not be able to serve a valid Section 8 notice. Awaiting commencement order
- Awaab's Law PRS extension: Awaab's Law currently applies to social housing landlords only (in force 27 October 2025 under the Social Housing (Regulation) Act 2023). The extension to private sector landlords is expected under the RRA 2025 but is subject to separate secondary legislation. No confirmed date for PRS extension. Landlords should monitor government announcements
- Decent Homes Standard for PRS: The RRA 2025 extended the Decent Homes Standard to the private rented sector. The detailed requirements, enforcement mechanisms, and commencement timeline are subject to further regulation and guidance. Awaiting commencement order and secondary legislation
- Preparation steps for Phase 2: Although Phase 2 has not commenced, landlords should: (1) audit compliance certificate records (EPC, gas safety, EICR, deposit protection) which will be required for PLD registration; (2) ensure rental income is correctly declared with HMRC as the PLD may cross-reference HMRC data; (3) speak to letting agents about their obligations to verify landlord PLD registration and Ombudsman membership when Phase 2 commences; (4) review tenancy agreements and property records to ensure accuracy before mandatory registration
Commencement timeline at a glance
Summary of key RRA 2025 commencement dates for quick reference:
- 1 May 2026 — Phase 1 in force: Section 21 abolished; all new tenancies must be periodic assured tenancies; Form 4A Section 13 rent increase procedure in force; Ground 8a and Ground 1A in force; anti-bidding-war, pet request, and anti-discrimination provisions in force
- 31 May 2026 — deadline passed: Landlords were required to serve the RRA 2025 Information Sheet on all existing tenants by this date. Landlords who missed this deadline should serve the information sheet immediately
- Phase 2 — TBC (expected no earlier than 2027): Mandatory PRS Ombudsman membership; Private Landlord Database registration. Awaiting commencement order from Secretary of State
- Awaab's Law PRS extension — TBC: Subject to separate secondary legislation. Social housing already covered from 27 October 2025
- Decent Homes Standard PRS — TBC: Subject to further regulation and commencement order
Documents every landlord needs following Phase 1 commencement
With Phase 1 of the RRA 2025 now in force, landlords need up-to-date documentation to comply:
- Periodic Assured Tenancy Agreement (LS-E-001): Replaces the old fixed-term AST for all new lets after 1 May 2026. Must not specify a fixed term; must comply with the new information requirements under the RRA 2025; must be served with the RRA 2025 Information Sheet
- Revised Written Statement of Terms (LS-E-007): For existing tenants whose tenancies have transitioned to periodic assured tenancies, landlords should consider serving a Revised Written Statement of Terms reflecting the new legislative framework
- RRA Compliance Emergency Bundle (LS-E-180): Covers the core documentation needs for landlords caught by Phase 1 commencement — Periodic Assured Tenancy Agreement, RRA 2025 Information Sheet, and the RRA Transition Pack explaining the changes in plain English
- Section 8 Notice (LS-E-008) and Section 8 Pack (LS-E-010): The only valid possession notice for all assured tenancies from 1 May 2026. Must cite the correct statutory ground(s). Section 8 packs include guidance on which grounds apply in common scenarios including rent arrears (Grounds 8, 8a, 10, 11), sale (Ground 1A), and student lets (Ground 4A)
Frequently asked questions
When did the Renters' Rights Act 2025 come into force?+
Phase 1 of the Renters' Rights Act 2025 came into force on 1 May 2026. From that date, Section 21 no-fault eviction was abolished for all assured tenancies (new and existing), all new tenancies must be granted as periodic assured tenancies, and Section 13 notices on Form 4A became the only lawful mechanism for increasing rent under a periodic assured tenancy. Phase 2 — covering mandatory PRS Ombudsman membership and Private Landlord Database registration — has not yet commenced and is awaiting a commencement order.
What is the commencement date for Phase 2 of the Renters' Rights Act?+
Phase 2 of the Renters' Rights Act 2025 has no confirmed commencement date. The Secretary of State must make a commencement order specifying the date on which Phase 2 provisions (mandatory PRS Ombudsman membership, Private Landlord Database registration) come into force. Based on government statements, Phase 2 is not expected before 2027, but no exact date has been announced. Landlords should monitor government announcements and begin preparing records for eventual PLD registration.
Does the Renters' Rights Act apply to my existing tenancy?+
Yes. The Section 21 abolition and the changes to possession grounds in the RRA 2025 apply to all assured tenancies from 1 May 2026 — including tenancies granted before that date. You cannot serve a valid Section 21 notice on any assured tenancy after 1 May 2026. Existing fixed-term assured shorthold tenancies continue until the end of their fixed term and then automatically convert to periodic assured tenancies under the new framework. Rent increases for those tenancies after conversion must use Form 4A.
What changed on 1 May 2026 for landlords?+
On 1 May 2026: (1) Section 21 no-fault eviction was abolished — all possession must now be on a specified statutory ground; (2) all new tenancies must be periodic assured tenancies with no fixed term; (3) Section 13 notices on Form 4A replaced earlier rent increase procedures; (4) Ground 8a (persistent arrears — 3 episodes of 2+ months' arrears in 36 months) came into force as a new mandatory possession ground; (5) Ground 1A (landlord intending to sell) became available as a new discretionary ground; (6) the anti-bidding-war, pet request, and anti-discrimination provisions commenced. The RRA 2025 Information Sheet was also required to be served on all existing tenants by 31 May 2026.
Is Section 21 still valid after the Renters' Rights Act commencement?+
No. Section 21 no-fault eviction was abolished from 1 May 2026 for all assured tenancies in England. A Section 21 notice served on or after 1 May 2026 is invalid regardless of when the tenancy was granted. Landlords seeking possession must rely on a Section 8 notice citing one or more of the statutory grounds in Schedule 2 to the Housing Act 1988 as amended by the RRA 2025. Section 21 is not available for any assured tenancy from the commencement date.
What documents do I need to comply with the Renters' Rights Act Phase 1?+
For new tenancies granted after 1 May 2026: you need a Periodic Assured Tenancy Agreement (not a fixed-term AST). For existing tenancies already periodic: you should serve a Revised Written Statement of Terms. For all existing tenancies: the RRA 2025 Information Sheet should have been served by 31 May 2026. For possession: you need a valid Section 8 notice citing the correct ground (and for rent arrears, the correct ground under the new framework including Ground 8a). The LetSafe RRA Compliance Emergency Bundle covers the core documents for both new and transitioning tenancies.