Renters rights act: what changes for landlords in England, with a dated timeline

General information, not legal advice. We read the GOV.UK pages below on 4 November 2026 and the Act applies to England. Wales, Scotland and Northern Ireland have their own rules. Dates can move, so check GOV.UK before you rely on one.

GOV.UK says the Act affects about 11 million private renters and 2.3 million landlords in England, and describes it as ending Section 21 "no fault" evictions.

According to the GOV.UK housing hub:

• Section 21 ended. Fixed-term tenancies are banned, and most tenancies, including existing ones, became assured periodic ("rolling") tenancies on that date.
• A legal ground is needed. You need a valid possession ground. Grounds are extended for selling, moving in yourself or moving in family, and for anti-social behaviour.
• Rent increases are limited to once a year, with at least two months' notice.
• Rental bidding is banned. Written adverts must state a specific price, and you cannot ask for, encourage or accept higher offers.
• Rent in advance is capped at one month's rent, payable only between signing and the tenancy start.
• Discrimination against renters because they have children or receive benefits is illegal.
• Pets. You must consider tenant requests to keep a pet and refuse only for valid reasons. The page does not state the response timeframe.
• Information. For tenancies that started before 1 May 2026, you had to provide the Renters' Rights Act Information Sheet, or a written record of terms if none existed, by 31 May 2026.

On 1 May 2026 most existing tenancies, including assured shorthold tenancies, became assured periodic tenancies. Tenancy agreements cannot now have a fixed end date. The practical effects are that the old route of waiting for a fixed term to end has gone and every landlord must plan around grounds.

The housing hub says the "Register your rental property" service begins regionally on 15 December 2026, starting in the West Midlands, and that assured and regulated landlords must register themselves and each property. The deadlines for each area are on the campaign page. The ombudsman, Awaab's Law and the Decent Homes Standard are coming to the private rented sector later, with no dates given and guidance to follow nearer the time.

Councils can impose fines or, in some cases, bring criminal prosecutions. The housing hub states no amounts, so we do not give any.

If the new rules change your sums, use our landlord keep or sell tool and read about selling a house with tenants. Our guide to selling a tenanted property covers the routes.

This page is general information, not legal advice. Speak to a solicitor or a landlord body before you serve a notice.