The Act received Royal Assent on 27 October 2025. Alongside a preparatory phase (which is already in place), the Act will be implemented in three phases.
- 6 November 2025 – Publication of guide for landlords and local authorities
- 27 December 2025 – The definition of an assured tenancy is changed, removing long residential leases (over 21 years) from the list
- New investigatory and enforcement powers for local authorities
31 January 2026
- Deadline to serve a valid notice under s21 Housing Act 1988 where 6 months’ notice is required
30 April 2026
- Deadline to serve a valid notice under s21 Housing Act 1988 where two months’ notice is required
1 May 2026
- All assured shorthold tenancies become assured periodic tenancies
- Changes to possession grounds under s8 Housing Act 1988, including the addition of 20 new grounds
- Rental increases restricted to once every 52 weeks, and only via s13 Housing Act 1988
- Cap on the maximum rent paid in advance of one month (for new tenancies), and abolition of any rental periods longer than one month
- Requirement to include proposed rent in marketing details for new lets, and ban on encouraging or inviting higher bids, or accepting an offer more than the stated rent
- Prohibition of discrimination against families or those in receipt of benefits
- New financial penalties introduced, and expansion of existing penalties
- New suite of prescribed forms to be introduced in line with the various changes
31 May 2025
- Deadline for landlords to provide information sheet to tenants under pre-1 May 2026 tenancies, and a written summary where the existing tenancy is verbal
31 July 2026
- Absolute deadline to file a possession claim based on a valid s21 notice
- Late 2026 – Launch of a national Private Rented Sector Database
- Establishment of a Private Rented Sector Landlord Ombudsman
- Increased resource and capacity for the county courts including a fully digital possession service (expected to be fully operational by April 2027)
- c. 2030 – Increase of the minimum EPC rating of C (barring a valid exemption)
- c. 2035 – 2037 - Introduction of a Decent Homes Standard for the private rented sector
- Unknown – extension of Awaab’s law to private rented sector
- Review and update of the Housing Health and Safety Rating System
- Possible introduction of a tribunal-like mechanism for initial rent determinations
- Where only 2 months’ notice is required, the deadline to serve a valid s21 notice will be 30 April 2026. If rent is paid less frequently than monthly (i.e. quarterly or every six months) more notice may be. The absolute deadline for issuing a possession claim will depend on the notice but cannot be later than 31 July 2026.
- From 1 May 2026 there will be no more assured shorthold tenancies (ASTs). All existing tenancies in the private rented sector (PRS) will be become assured periodic tenancies (APTs), and all new tenancies will be APTs. All new tenancies will need to include, or be accompanied by, a written statement (yet to be published).
- By 31 May 2026 landlords will be required to provide an information sheet (yet to be published) on the changes introduced for all tenancies on pre-1 May 2026 tenancies. If the existing tenancy is verbal, they must also provide their tenants a written summary of the main terms of the tenancy.
- APTs can only be terminated where the tenant has served notice to end their tenancy at least 2 months before the end of a rental period (they cannot give 2 months’ notice which expires part way through a rental period), or where one of the 37 statutory grounds set out in s8 Housing Act 1988 are met. The Act introduces 20 new statutory grounds, including a mandatory ground allowing landlords to regain possession if they intend to sell their property. Changes have also been made to existing grounds, such as increasing the level of rent arrears required to rely on the mandatory ground relating to rent arrears, and to the notice periods that need to be given.
- Several changes have been made in relation to rent. The marketing details for properties must include the proposed rent. The landlord cannot encourage rental bidding wars, and they cannot accept an offer more than the marketed rent. APTs must provide for rent to be paid monthly, or in instalments of 28 days or less. Landlords will no longer be able to invite or accept payment of rent before the tenancy is entered into, and for new tenancies they will not be able to request more than 1 months’ rent in advance.
- All rent increases must be carried out in accordance with s13 Housing Act 1988. Any contractual rent reviews will be null and void, and the frequency will be limited to once every 52 weeks. We are expecting more tenants to challenge the proposed rent through the First-tier Tribunal, as doing so will delay the rent increase from taking effect until the next rent payment date after the determination by the Tribunal. Further, the new rent will never be more than what is suggested in the s13 notice.
- Whilst landlords must still comply with various statutory requirements such as provision of an EPC and gas safety certificate before the commencement of the tenancy, a failure to do so will not currently bar the landlord from serving notice to terminate. However, a failure to protect the tenancy deposit in an approved scheme or to provide the tenant with prescribed information will result in the landlord being unable to serve a s8 notice. The only exception to this is in relation to evictions for anti-social behaviour. Watch this space as there are rumblings the other statutory requirements could become a pre-requisite for serving a s8 notice, similar to the current requirements to serve a valid s21 notice.
- Landlords will not be able to refuse to rent to families, or those in receipt of benefits. However, they can still undertake referencing checks (at their expense) and make decisions based on affordability. They will also be able to take a pragmatic view and refuse to let the property if it is unsuitable, i.e. a one bed flat is too small for a family of 5.
- There will be a term implied into all tenancies allowing a tenant to have a pet at the property if they ask permission in writing, and the landlord consents. It may be reasonable for a landlord to refuse in certain circumstances, such as a superior lease has an absolute prohibition on keeping pets, the property is too small, or another tenant is allergic. A landlord cannot request an additional deposit or require the tenant to take out additional insurance, nor can then ask for a pet rent unless it is mentioned in the letting advertisement due to the restrictions mentioned at number 6 above.
- If any of the above requirements or restrictions are breached, there will be financial penalties imposed. These range from £3,000 (for a failure to give prior notice that certain possession grounds may be used) up to £40,000 (for knowingly or recklessly relying on invalid possession grounds). Local authorities are under a duty to enforce landlord legislation in their area – if a tenant reports a suspected breach, the local authority will have to investigate or they may face a judicial review over their failure to do so.
If you are thinking of selling your tenanted residential property it is important to understand your options and the legal requirements if you want to sell with vacant possession.
The rules on terminating assured shorthold tenancies are changing on 1 May 2026 under the Renters’ Rights Act 2025 (the RRA 2025). Below is a helpful guide of what you need to know.
Before 1 May 2026
You can currently still serve notice under s21 Housing Act 1988 (HA 1988). This is known as a no-fault eviction notice and allows you to take possession without needing to give a reason. A s21 notice can be served provided you meet certain legal requirements beforehand and sufficient time has passed since the term of the tenancy began. The notice must be valid to rely on the transitional provisions. Please contact us for advice on service of a valid s21 notice.
If the rent under the tenant agreement is payable weekly or monthly, the deadline to serve a s21 notice will be 30 April 2026, and you will need to give at least 2 months’ notice. You also need to allow time for service of the notice. If rent is paid less frequently, the deadline is earlier as more notice is required.
We would also need to allow time to serve the notice in advance of the deadline.
If the tenant fails to vacate after the notice period has expired, proceedings will need to be issued. The deadline for issuing proceedings based on a s21 notice is 31 July 2026, or six months from the date of service of the notice if this is sooner than the final deadline.
If the tenant does not raise a defence, you should be able to rely on the accelerated possession procedure which is quicker, but you can still be waiting 1 – 4 months for a possession order. You then need to apply for a bailiff appointment, or a writ of possession from the High Court to enforce the order.
From 1 May 2026, the law is changing
The RRA 2025 abolishes s21 notices entirely, so no-fault evictions will no longer be possible. If you want possession after this date, you must serve notice under s8 HA 1988. One of the new grounds being introduced allows a landlord to serve notice on a tenant to terminate their tenancy where they intend to sell the property or grant a lease for a term of more than 21 years.
There are certain requirements that need to be met:
1. The landlord must give the tenant at least 4 months’ notice.
2. The landlord cannot ask the tenant to leave within the first 12 months of a tenancy being granted.
3. The earliest the notice can be served is 8 months after the tenancy began.
Landlords will be required to provide a witness statement evidencing their intentions. This could include information from an estate agent about their terms for selling the property and perhaps a market appraisal as to the sale price. If the property is owned by a company, then board resolutions will be needed.
This ground can only be relied on where any deposit taken has been protected correctly, and the related prescribed information was sent to the tenant within the required time limit. At present, you will not have to prove compliance with other regulations as you currently do with a s21 notice, but this may change in the future.
Once a notice has been served relying on this ground, a landlord will be unable to re-let or market the property for re-letting, or grant a licence to occupy (i.e. AirBnB) for a restricted period of 12 months from either:
a) the date given in the notice as the earliest date on which proceedings can be started (usually 4 months after the notice has been served), if the tenant moves out upon expiry of the notice; or
b) the date on which a claim form or particulars of claim are filed with court, where possession proceedings have been issued.
If a landlord acts in breach of this, they will be committing a criminal offence and could face fines of up to £40,000 if the local authority is satisfied the landlord did not have a genuine intention to sell the property.
If proceedings are needed because the tenant does not vacate, you can no longer rely on the accelerated possession procedure. Depending on where the property is, you could be waiting 3 – 9 months for a possession order. As before, you will also need to apply for a bailiff appointment, or a writ of possession from the High Court to enforce the order.