Renters' Rights Act 2025: what letting agents in England must do now
Section 21 has ended, tenancies are periodic and landlord registration starts on 15 December 2026. What letting agents in England must do now.
The Renters' Rights Act 2025 is now the law for private renting in England. It received Royal Assent on 27 October 2025, and its tenancy reforms applied to all assured tenancies in the private rented sector from 1 May 2026. If you manage lets in England, the old playbook of fixed terms and Section 21 notices no longer works.
This guide covers what changed, what is still to come, and what your agency should be doing about each part. Every date and amount below was checked against gov.uk on 16 September 2026, with links in the sources section.
This guide applies to England only. Wales, Scotland and Northern Ireland have their own rules.
What changed on 1 May 2026
These are the changes already in force:
| Area | Before 1 May 2026 | Now |
|---|---|---|
| Ending a tenancy | Section 21 "no fault" notices | Section 21 abolished; landlords must use a possession ground |
| Tenancy type | Assured shorthold, often fixed term | Assured periodic ("rolling") tenancies |
| Tenant leaving | Usually at the end of the fixed term | Tenant can give 2 months' notice |
| Rent increases | Rent review clauses or Section 13 | Once a year, by Form 4A with at least 2 months' notice |
| Rent in advance | Often several months up front | Nothing before signing; up to one month between signing and the tenancy starting |
| Advertising | Bidding wars were common | A specific asking rent must be published; no bids above it |
| Discrimination | Blanket "no DSS" or "no children" | Unlawful to discriminate against tenants with children or on benefits |
| Pets | Landlord could refuse without reason | Landlord must consider a request and give a reason for refusing |
Existing fixed terms were converted to periodic tenancies. Landlords with tenancies that started before 1 May 2026 had to give tenants the government's Renters' Rights Act information sheet by 31 May 2026. If any of your managed tenancies missed that, fix it now.
Section 21 is gone
From 1 May 2026, landlords cannot use Section 21 of the Housing Act 1988. Notices served before that date had a short tail: court proceedings had to start by 31 July 2026 at the latest. After that date, no new Section 21 claims can be made.
To get a property back, a landlord now needs one of the possession grounds, served on Form 3A. The two you will use most for good tenants are:
- Ground 1A (selling) and Ground 1 (landlord or family moving in): 4 months' notice, and neither can be used in the first 12 months of a tenancy.
- Ground 8 (serious rent arrears): the threshold rose from 2 to 3 months' arrears, and the notice period from 2 weeks to 4.
Our guide to ending a tenancy after Section 21 walks through the grounds, the forms and the court steps.
Rent increases and advertising
Rent can go up once a year, not in the first 12 months of a new tenancy, using Form 4A with at least two months' notice. Tenants can challenge an increase above market rent. See how to increase rent with Form 4A.
For marketing a let, three rules change how your negotiators work:
- Every written advert or offer needs a specific asking rent.
- You cannot ask for, encourage or accept offers above it.
- No rent can be taken before the tenancy agreement is signed, and no more than one month between signing and move-in.
Our post on advertising a let under the new rules covers adverts, holding deposits and what to say to landlords who expect a bidding war.
What is still to come
Not everything in the Act is live yet. As of 16 September 2026:
| Measure | Status |
|---|---|
| Landlord registration (the private rented sector database) | Launches 15 December 2026, West Midlands first, then region by region over 12 months. All letting landlords registered by 14 November 2027. |
| Registration numbers on adverts | Letting agents and landlords will need to show them |
| Rent increase challenges | HMRC's Valuation Office to handle first-stage challenges |
| Private Rented Sector Landlord Ombudsman | Date not yet announced |
| Decent Homes Standard for private rentals | Date not yet announced |
| Awaab's Law for private rentals | Timescales to be set in regulations |
Read what landlord registration means for letting agents for the timeline and a preparation checklist.
Penalties
Councils can fine landlords, and people acting for them, for breaking the new rules. gov.uk guidance lists financial penalties of up to £7,000 for breaches and up to £40,000 as an alternative to prosecution for offences. Examples of breaches include claiming a tenancy is fixed term, trying to end a tenancy with an invalid notice, and failing to give required information.
The guidance is explicit that people acting on a landlord's behalf can also be liable. For an agency, that means your templates, your negotiators' emails and your advert wording all carry risk.
An action list for your agency
- Replace templates. Remove fixed-term tenancy agreements, Section 21 notices and rent review clauses. New tenancies are assured periodic tenancies.
- Audit tenancies from before 1 May 2026. Confirm each tenant received the information sheet, and that verbal tenancies now have written terms.
- Retrain negotiators on advertising. Asking rent on every advert, no bids, no rent before signing.
- Brief landlords. Explain periodic tenancies, the 12-month protection from Grounds 1 and 1A, and once-a-year rent increases. Put it in writing.
- Diary rent reviews properly. Twelve months minimum, Form 4A, two months' notice.
- Prepare for registration. Collect landlord and property details now, before your region opens.
- Keep compliance tight. Enforcement is getting stronger. Our compliance checklist for letting agents lists every certificate and deadline.
If you track tenancies and certificates in spreadsheets, this is a good moment to move them into one system. Letfold keeps tenancies, rent, repairs and compliance reminders in one place, with portals for tenants, landlords and contractors.
Frequently asked questions
Can a landlord still use Section 21 in England?
No. Section 21 was abolished for all tenancies from 1 May 2026. Notices served before then could only be used if court proceedings started by 31 July 2026.
Do fixed-term tenancies still exist?
Not for assured tenancies in the private rented sector. Existing fixed terms were converted to periodic tenancies on 1 May 2026, and new tenancies are periodic from the start.
How much notice does a tenant have to give now?
Two months, in writing.
Can a landlord sell the property with a tenant in it?
Yes, but to regain possession to sell they must use Ground 1A, give 4 months' notice, and cannot use it in the first 12 months of the tenancy.
When does landlord registration start?
It launches on 15 December 2026 in the West Midlands and rolls out to other areas over 12 months. All landlords actively letting property must be registered by 14 November 2027.
Does the Renters' Rights Act apply in Wales?
No. This guide covers England. Wales has its own framework under the Renting Homes (Wales) Act 2016.
Sources
Checked on 16 September 2026:
- Guide to the Renters' Rights Act (gov.uk)
- Enforcement measures for landlords: Renters' Rights Act 2025 (gov.uk)
- Giving notice of possession to tenants before 1 May 2026 (gov.uk)
- Renters' Rights Act overview for tenants (gov.uk)
- Stronger protections and greater confidence for renters, 9 September 2026 (gov.uk)
This article is general information, not legal advice. For a specific case, speak to a housing solicitor.
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