Renters Rights Bill – When and What?

When will the Renters’ Rights Act become law?
The Act received royal assent on 27 October 2025, which means it is now law although it doesn’t mean it applies straight away.
The Renters’ Rights Act will be implemented in stages with the first parts applying from 1 May 2026. From that date:
• Fixed-term Assured Shorthold Tenancies will be abolished and replaced with Assured Periodic tenancies
• Tenants must be given a written tenancy agreement before the tenancy is entered into
• Rents can only be increased once per year and only after serving a Section 13 notice
• No further section 21 notices can be served
• For new tenancies, you may not accept rent before signing an assured periodic tenancy and you may not demand more than a month’s rent at a time after the agreement is signed.
• The Government will ban so-called ‘rental bidding wars’ by requiring adverts list a rental price and banning landlords from accepting or encouraging offers above this listed rent.
• New rules will be introduced that prevent discrimination against tenants with children or those in receipt of benefits.

When What
December 27th 2025 New local council enforcement measures and investigatory powers for local councils come into force.

January 2026 Wording for tenancy agreements to be confirmed.

March 2026 Publication of the information sheet that will need to be given to your current/existing tenants to inform them of the changes.

April 2026 Guidance issued to tenants on what the changes will mean for them.

30th April 2026 Last day you can serve a Section 21 notice.

May 1st 2026 Implementation of the first phase of the Renters’ Rights Act, including the loss of Section 21 and the abolition of fixed term assured shorthold tenancies.

31st May 2026 Deadline for serving information leaflet to existing tenants about the changes, and for notifying student tenants that you may use the new Ground 4A.

July 31st 2026 Deadline for applications to court for possession under Section 21. After this all Section 21 notices will be invalid.


From late 2026 PRS database – requiring landlords to register themselves, along with property details and compliance information – goes live. This will involve a phased, regional roll-out for landlords.

2027 Renters’ Rights Act reforms will be introduced to the social rented sector.

April/May 2027 Deadline Government expects for the end-to-end digitisation of the courts.


2028 Expected date for the mandatory sign-up to the PRS Landlord Ombudsman.

May 2028 Government to publish an initial evaluation of the impact of the Renters’ Rights Act.

May 2031 Government to publish a second evaluation of the RRA at the five year mark.

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