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 validly served before 1 May 2026 could still support a possession claim, but only where court proceedings were issued by 31 July 2026; that long-stop has passed, so Section 21 is now fully unavailable
- 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 tenancies converted on 1 May 2026: Every assured shorthold tenancy, fixed-term or periodic, became a periodic assured tenancy on 1 May 2026 by operation of law. Fixed terms ceased to bind on that day, the tenancy did not expire, it continued as a periodic assured tenancy under the new framework. 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
- Changed possession grounds, Ground 8 and Ground 1A: The RRA 2025 raised the Ground 8 mandatory rent arrears threshold to three months (13 weeks) of arrears at both the notice date and the hearing date (4-week notice period). There is no Ground 8A; persistent or repeated arrears are dealt with under the discretionary Grounds 10 and 11. The Act also introduced Ground 1A (new mandatory ground where the landlord genuinely intends to sell the property; 4 months' notice; a 12-month ban on re-letting or re-marketing after obtaining possession, breach of which is a civil penalty of up to £40,000)
- 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 cannot require the tenant to take out or pay for pet insurance, or take an additional pet deposit (both prohibited under the Tenant Fees Act 2019). 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 before the tenancy is entered into. 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 announced and what is still awaited
The remaining RRA 2025 provisions commence in later tranches. The Private Landlord Database rollout was announced on 9 September 2026; the rest still await 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. Once the duty is in force, a landlord in breach will not be able to obtain a possession order, except on the anti-social behaviour grounds (Ground 7A and Ground 14). 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, rollout announced: Registration opens on 15 December 2026 in the West Midlands, at £65 per property per year, and rolls out region by region until every English region is covered through 2027, with a three-month registration window per region before councils can begin enforcement. Registration covers the landlord's identity, all let properties, and compliance certificate evidence (gas safety record, EICR, EPC). Once the duty is live in a region, a landlord in breach cannot obtain a possession order, except under Ground 7A or Ground 14 (anti-social behaviour)
- 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 8 threshold raised to three months (13 weeks) 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
- 15 December 2026, Private Landlord Database registration opens: West Midlands first, £65 per property per year, regional rollout through 2027 (announced 9 September 2026). Mandatory PRS Ombudsman membership remains TBC, awaiting a commencement order from the 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, 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. For Phase 2, Private Landlord Database registration opens on 15 December 2026 (West Midlands first, £65 per property per year, regional rollout through 2027); mandatory PRS Ombudsman membership still awaits a commencement order.
What is the commencement date for Phase 2 of the Renters' Rights Act?+
The first Phase 2 tranche now has confirmed dates. On 9 September 2026 the government announced that Private Landlord Database registration opens on 15 December 2026 in the West Midlands, at £65 per property per year, and rolls out region by region until every English region is covered through 2027. Each region has a three-month registration window from its start date. Mandatory PRS Ombudsman membership has no confirmed date and still awaits a commencement order. Landlords should identify their property's rollout region and prepare compliance records (gas safety record, EICR, EPC) for 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. Every existing assured shorthold tenancy, fixed-term or periodic, converted to a periodic assured tenancy on 1 May 2026 by operation of law; fixed terms ceased to bind on that day. Rent increases for converted tenancies 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) the Ground 8 mandatory rent arrears threshold was raised to three months (13 weeks) at both notice and hearing (there is no Ground 8A; persistent or repeated arrears are dealt with under the discretionary Grounds 10 and 11); (5) Ground 1A (landlord intending to sell) became available as a new mandatory 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, being Ground 8 where arrears reach three months (13 weeks), or the discretionary Grounds 10 and 11). The LetSafe RRA Compliance Emergency Bundle covers the core documents for both new and transitioning tenancies.
This page is drafted against the legislation below. Always check the current text of the law before acting.
- Housing Act 1988, Schedule 2 (grounds for possession) (legislation.gov.uk)
- Renters' Rights Act 2025 (legislation.gov.uk)
- Housing Act 1988 (legislation.gov.uk)
- Tenant Fees Act 2019 (legislation.gov.uk)
- Awaab's Law guidance (GOV.UK)