Renters' Rights Act: key dates and what's changed
The biggest change to private renting in England in decades started on 1 May 2026. Choose whether you're a landlord or a tenant to see what applies to you now, and what's coming next.
What it means for you
The short answer
- Since 1 May 2026: no more Section 21 "no-fault" evictions, all private tenancies are rolling (periodic), rent can only rise once a year with 2 months' notice, and bidding wars are banned.
- Later 2026: landlords will have to register on a new national database.
- By 2028: landlords expected to join a new ombudsman.
General information for the private rented sector in England, based on GOV.UK, council and Which? guidance checked 11 October 2026. Dates marked "expected" or "to be confirmed" can change. Not legal advice.
Timeline
- 1 May 2026Main changes start
- Section 21 "no-fault" evictions abolished
- All tenancies become rolling (assured periodic); tenants can leave with 2 months' notice
- Landlords must use reformed Section 8 grounds to regain possession
- Rent can rise only once a year, via Section 13
- Rental bidding banned; rent in advance capped at one month
- No discrimination against tenants with children or on benefits
- Pet requests must be considered fairly, with a reply within 28 days
- Tougher council fines
- 31 May 2026Information sheet deadline
Landlords had to give every existing private tenant the government's Renters' Rights Act Information Sheet, as a printed copy or a PDF attachment (not just a link). Councils can fine landlords who didn't.
- Late 2026Landlord database starts
Landlords will need to register themselves and their properties on a new private rented sector database, rolling out region by region, with an annual fee. Exact dates and fees still to be confirmed.
- Expected by 2028Landlord ombudsman
Membership of a new ombudsman scheme becomes compulsory for landlords, giving tenants a free way to resolve complaints.
- 1 October 2030EPC C for rented homes
Private rented homes must reach EPC C or its new equivalent. Check your property.
- 2035 or 2037 (planned)Decent Homes Standard
A legal minimum standard for private rented homes, with penalties for landlords whose homes fall short.
- To be confirmedAwaab's Law for private rentals
Set deadlines for landlords to fix serious hazards like damp and mould. The government will consult before setting dates.
Frequently asked questions
Is Section 21 abolished?
Yes. Since 1 May 2026, private landlords in England can no longer use Section 21 "no-fault" notices. To regain possession they must use one of the Section 8 grounds, such as selling the property, moving in themselves, or serious rent arrears.
What happened to fixed-term tenancies?
Private tenancies are now assured periodic tenancies that roll on with no end date. Existing fixed-term tenancies were converted automatically on 1 May 2026. Tenants can end the tenancy with 2 months' notice.
How often can rent go up now?
Once a year, using a Section 13 notice (Form 4A) with at least 2 months' notice. Work out the earliest date.
Can a landlord ask for 6 months' rent upfront?
No. Rent in advance is now capped at one month. Deposits are still capped at 5 weeks' rent (6 weeks' if the annual rent is £50,000 or more).
Do I have to allow pets?
Landlords must consider every request fairly and reply within 28 days. They can only refuse with a good reason.
Does this apply in Wales or Scotland?
No. The Renters' Rights Act covers England. Wales and Scotland have their own renting laws.
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