When Will the Renters Rights Act Come Into Force?

What is the Renters Rights Act?

The Renters Rights Act 2025 is the government’s flagship legislation for reforming private renting in England. It is replacing long-standing frameworks established under the Housing Act 1988.

The act forms part of wider private rented sector reform and introduces changes designed to regulate tenancy structures, rent increases, possession grounds, landlord obligations and enforcement mechanisms. Its scope extends across almost all private rented tenancies, including student tenancies and existing tenancies that are currently governed by assured shorthold arrangements.

Key objectives of the legislation include:

• Removing landlords’ ability to evict tenants without providing a statutory reason.
• Ending assured shorthold tenancies and fixed-term tenancies.
• Introducing assured periodic tenancies as the default tenancy model.
• Establishing a private rented sector ombudsman.
• Creating a national private rented sector database.
• Strengthening local authority enforcement powers.

Although the act has often been referred to as tenant-focused, it also reshapes how private landlords manage risk, recover possession and structure rent payments.

When will the Renters Rights Act come into force?

The short answer is that the Renters Rights Act will come into force in stages now it has reached Royal Assent, with most of the core legislation expected to come into force in May 2026. The government has confirmed that there will not be a single commencement date applying to every provision of the Act. Instead, the changes will be implemented on a phased basis to give the private rented sector, local authorities and enforcement bodies time to prepare.

This staged approach reflects the scale of reform introduced by the Renters Rights Act. The legislation makes fundamental changes to tenancy structures, possession rights, rent regulation and enforcement, and the government has acknowledged that immediate, full implementation would risk disruption across the private rented sector.

The majority of substantive tenancy reforms are expected to come into force in May 2026. This includes the removal of assured shorthold tenancies, the shift to assured periodic tenancies as the default tenancy model, the abolition of no-fault evictions and the introduction of revised possession grounds. From this point, new tenancies created in the private rented sector will be subject to the new assured tenancy system and the associated notice and rent rules.

Full implementation of the Renters Rights Act across the private rented sector is expected by the end of 2026. During this transitional period, landlords will need to manage properties where older tenancy arrangements and new statutory rules operate side by side. Understanding which rules apply to which tenancies at each stage is needed to remain compliant and avoid enforcement action as the new framework takes effect.

How will implementation affect existing tenancies?

One of the most significant questions for landlords concerns existing tenancies. The government has confirmed that the Renters Rights Act will apply to both new tenancies and existing tenancies, but not all changes will apply immediately.
Initially, the new rules will apply to new tenancies created after commencement. This includes:

• Removal of fixed-term tenancies.
• Introduction of assured periodic tenancies.
• New rules on rent increases and rent review clauses.
• Changes to possession grounds.

Existing tenants will continue under their current arrangements until secondary legislation brings those tenancies into the new assured tenancy system. At that point, assured shorthold tenancies will convert into assured periodic tenancies automatically.

The end of assured shorthold tenancies

Assured shorthold tenancies have been the default tenancy model since the Housing Act 1988. Under the Renters Rights Act, assured shorthold tenancies will be abolished entirely.

This means:

• No new assured shorthold tenancies can be granted once the relevant provisions come into force.
• Fixed-term tenancies will no longer exist in the private rented sector.
• All private rented tenancies will operate as assured periodic tenancies.
• Tenancies will run on a rolling basis from the outset.

This change applies to both private landlords and letting agents operating within the private rented sector.

What are assured periodic tenancies?

Assured periodic tenancies are open-ended tenancies that continue indefinitely until ended lawfully by either party.

Under the new assured tenancy system:

• Tenants will be able to leave by giving two months’ notice.
• Landlords will only be able to seek possession using statutory possession grounds.
• The concept of a fixed term will no longer apply.
• Rent will usually be paid monthly, although some tenancies may remain paid weekly.

This shift fundamentally alters how landlords plan tenancy durations and recover possession.

Abolition of no-fault evictions

One of the most high-profile reforms is the abolition of no-fault evictions. Once the Renters Rights Act comes into force, landlords will no longer be able to evict tenants without providing a statutory reason.
This removes the Section 21 process entirely.

Landlords will instead rely on revised possession grounds under the Housing Act framework. These grounds are intended to cover situations where landlords need to sell, move back into the property, deal with rent arrears or address serious tenancy breaches.

Revised possession grounds under the Renters Rights Act

The Act restructures possession grounds to balance tenant security with landlord needs.

Key changes include:

• Strengthened mandatory possession grounds for serious rent arrears.
• New possession grounds where the landlord wishes to sell or move in.
• Revised notice periods, including four-month notice in many cases.
• Higher thresholds for rent arrears possession ground claims.

These changes make possession more structured but also more dependent on accurate compliance and evidence.

Changes to rent increases

The Renters’ Rights Act introduces stricter rules around rent increases.

Under the new rules:

• Rent increases will be limited to once per year.
• Rent review clauses in tenancy agreements will be prohibited.
• Landlords must use a formal statutory process to increase rent.
• Tenants will be able to challenge rent increases they consider excessive.
• Rental bidding and rental bidding wars will be banned.

This removes the ability to increase rent informally and restricts the use of rent in advance beyond a single month’s rent in most cases.

Rent in advance and rent payments

The legislation places restrictions on rent in advance arrangements.

Key points include:

• Landlords will generally only be able to request one month’s rent in advance.
• Requests for multiple months’ rent upfront will be limited.
• This applies regardless of whether rent is paid monthly or paid weekly.
• Rent payments must be transparent and clearly documented.

These rules aim to reduce financial barriers for private tenants entering the private rented sector.

Written tenancy agreements under the new rules

Although fixed terms are removed, landlords must still provide a written tenancy agreement.

The tenancy agreement must:

• Set out rent payments and payment dates.
• Explain tenant and landlord responsibilities.
• Reflect the assured periodic tenancy structure.
• Comply with statutory wording requirements.

Failing to provide a written tenancy agreement may expose landlords to enforcement action.

The private rented sector database

The Act establishes a national private rented sector database, which will record details of private landlords, properties and compliance information.

Landlords will be required to register and keep details up to date. Local authorities will use the database to support enforcement and identify non-compliance.

Failure to register may result in civil penalties, rent repayment orders and restrictions on serving possession notices.

The private rented sector ombudsman

A new private rented sector ombudsman will provide a redress scheme for tenant complaints.

Private landlords will be required to join the scheme. The ombudsman will have powers to:

• Investigate tenant complaints.
• Require landlords to take remedial action.
• Order landlords to pay compensation.
• Refer serious breaches to local authorities.

This operates alongside existing local authority enforcement.

Enforcement powers and civil penalties

Local authorities and local councils will receive expanded enforcement powers.

These include:

• Higher civil penalties for serious or repeated breaches of legal obligations.
• Greater use of rent repayment orders, allowing issues to be addressed where statutory requirements have not been met.
• Stronger local authority enforcement aimed at addressing poor practice and supporting compliance across the private rented sector.
• Increased oversight of non-compliant activity, with a focus on improving standards and consistency rather than penalising responsible landlords.

Local government bodies will play a central role in regulating private renting under the new rules, with responsibility for enforcement, compliance monitoring and the application of civil penalties sitting primarily with local authorities. As a result, landlords will need a clear understanding of how these changes affect their day-to-day responsibilities and how to respond if they are contacted by a council or enforcement team.

AST Assistance can help landlords understand their obligations under the new legislative framework and work through the practical impact of the Renters Rights Act on their properties and tenancies. If you need clear, landlord-focused advice on compliance, enforcement risks or how the new rules apply to your portfolio, get in touch with AST Assistance today.

What landlords should do now

Although the Renters Rights Act is not yet fully in force, you should prepare now and, where appropriate, seek expert advice to understand how the new rules will affect your properties and tenancy arrangements.

This includes:

• Reviewing your existing tenancy agreements to identify terms that will no longer apply once assured shorthold tenancies and fixed term tenancies are removed.
• Planning for the end of fixed term tenancies, including how your tenancies will transition to assured periodic tenancies under the new framework.
• Understanding the revised possession grounds, notice periods and evidential requirements, particularly where rent arrears or your own occupation of the property may arise.
• Preparing for rent increase restrictions, including the removal of rent review clauses and the requirement to follow a statutory process.

Taking action at an early stage allows you to work through these changes in a controlled way, reducing the risk of enforcement action, procedural errors and disruption to your rental income once the act comes into force.

How AST Assistance supports landlords

AST Assistance works exclusively with landlords and provides clear, practical guidance on how legislative reform affects tenancy management, possession strategy and ongoing compliance. As the Renters Rights Act reshapes the private rented sector, having specialist support can make the difference between a controlled transition and costly disruption.
Our service is focused on helping you understand how the new rules apply to your specific circumstances and how to respond with confidence. We take a landlord-first approach, offering straightforward advice that reflects the realities of managing rental property.

Support includes:

• Advising you on how your existing tenancies will transition into assured periodic tenancies, so you understand what changes apply and when.
• Reviewing your tenancy agreements to identify clauses that will no longer be enforceable and recommending compliant alternatives.
• Guiding you through the revised possession grounds, including notice periods, evidential requirements and strategic options where possession becomes necessary.
• Advising on rent arrears recovery and rent repayment risks, helping you protect your rental income under the new framework.
• Supporting you if you face enforcement action from local authorities, including responding to investigations, notices and compliance queries.

With extensive experience in possession proceedings, eviction law and landlord-tenant disputes, AST Assistance helps you adapt confidently to the Renters Rights Act while protecting your investment and maintaining control of your portfolio.

For tailored, landlord-focused advice on how the Renters Rights Act will affect your properties, contact AST Assistance today by calling 01706 619954 or completing an online contact form.

How will landlords evict tenants without Section 21?

Once Section 21 is removed, landlords will rely exclusively on the statutory grounds for possession set out in Section 8. The Renters’ Rights Act updates these grounds to reflect situations where regaining possession is necessary and justified, ensuring landlords can still recover their properties when circumstances change.

The new and strengthened grounds for possession

To sell your property - new mandatory Ground 1A:

A new ground will allow landlords to recover possession when they intend to sell the property.

• Notice period: four months.
• Restrictions: this ground cannot be used within the first 12 months of a tenancy. After relying on it, the property cannot be re-let or advertised for 12 months, preventing it from being used as a substitute for a no-fault eviction.

For a landlord or family member to move in - revised Ground 1:

The existing ground for a landlord or their close family member to live in the property remains but with tighter controls.

• Notice period: four months.
• Restrictions: it cannot be used during the first 12 months of a tenancy, and the property cannot be re-let on the open market for 12 months after possession is obtained.

Dealing with rent arrears - Grounds 8 and 10:

The rent arrears framework has been updated to distinguish between temporary financial issues and sustained non-payment.

• Serious rent arrears (Ground 8): now requires at least three months of arrears both at the notice stage and at the hearing. Arrears caused by delays to Universal Credit will not count.
• Notice period: increased to four weeks.
• Any rent arrears (Ground 10): remains a discretionary ground, now with a four-week notice period.

Tackling anti-social behaviour - Grounds 7A, 14 and 14ZA

The Act widens the tools available to landlords dealing with disruptive or dangerous behaviour.

• Serious anti-social behaviour (Ground 7A): notice requirements have been reduced, allowing landlords to issue a claim immediately.
• Riot-related offences - new mandatory Ground 14ZA: provides for immediate possession if a tenant is convicted of a serious offence during a riot.
• General anti-social behaviour (Ground 14): the definition of anti-social conduct has been expanded, giving the court wider discretion.

AST Assistance advises landlords on the strengthened Section 8 regime and how each ground should be used in practice. For guidance on preparing evidence or assessing which grounds apply to your circumstances, get in touch.

What are the new rules for landlords?

The Renters' Rights Act introduces more than just changes to eviction. Landlords must prepare for a new tenancy system and new regulatory bodies.

A new tenancy system

All tenancies will become periodic from the outset, providing more security for tenants. For landlords, this means the end of a fixed-term tenancy. Rent increases will be limited to once per year, and you must use a statutory Section 13 notice, giving the tenant two months' notice of any change. Tenants will be able to challenge excessive increases at a tribunal.

Mandatory landlord ombudsman

Expected in late 2026, all private landlords will be legally required to join a single, government-approved Ombudsman scheme. This body will resolve disputes between landlords and tenants without needing to go to court, and it will have the power to order landlords to pay compensation of up to £25,000. Failure to join will result in significant fines.

The private rented sector database

Also expected in late 2026, a new national database will require all landlords to register themselves and their properties. This will help local authorities track down criminal landlords and allow tenants to see if their landlord is compliant with their legal obligations. An unregistered landlord may be unable to use any Section 8 grounds for possession.

Other key changes

• Ban on "rental bidding wars": you will be prohibited from encouraging tenants to bid against each other for rent.
• Right to request a pet: tenants will have a legal right to request a pet, which a landlord cannot unreasonably refuse. You will, however, be able to require the tenant to take out pet insurance.
• End to discrimination: it will be illegal to have blanket bans on renting to tenants with children or those who receive benefits.

The eviction timeline after a Section 21 Notice expires

For landlords who serve a Section 21 notice before the commencement date, the process that follows will continue under the existing rules. If a tenant stays beyond the notice period, you cannot enter the property or change the locks yourself. You must obtain a possession order through the court. These procedures will remain available for any valid Section 21 notice served before 1 May 2026. After this date, the Renters’ Rights Act removes Section 21 entirely, and the timeline for possession will operate solely under the strengthened Section 8 grounds.

Step 1: The possession claim

When the notice period ends, you may issue your claim under the current system.

• Accelerated possession claim: this remains the standard route for Section 21 cases. Claims are usually processed on paper, without a hearing, as long as the documents are in order and the tenant does not raise a defence. Timeframes generally fall between four and eight weeks, though backlogs may extend this.
• Standard possession claim: required when you are also claiming rent arrears. A hearing is unavoidable, and court listing times can range from six to ten weeks or more.

Once Section 21 is abolished, accelerated possession will no longer exist. All future claims will be grounded in the revised Section 8 regime, which may alter timescales depending on the evidence required.

Step 2: The possession order

If your claim succeeds, the court will issue a possession order requiring the tenant to vacate. The usual timeframe is 14 days. Judges retain discretion to extend this to a maximum of 42 days where the tenant can demonstrate exceptional hardship. This structure remains unchanged under the transitional rules, but once landlords move exclusively to Section 8, the court will assess each case based on the specific ground relied upon and the supporting evidence.

Step 3: Enforcement if the tenant refuses to leave

If the tenant stays past the date in the possession order, enforcement becomes necessary.

• County Court bailiffs: the standard route for enforcement. Wait times can vary considerably, from four weeks to more than nine months, depending on local availability.
• High Court Enforcement Officers (HCEOs): you may apply to transfer enforcement to the High Court. Although more expensive, this option is usually quicker, often taking between two and three weeks.

These enforcement routes will remain in place after Section 21 is abolished, but landlords will reach this stage through Section 8 grounds rather than a no-fault notice. The Renters’ Rights Act aims to make these grounds more workable, particularly around anti-social behaviour and persistent arrears, but landlords will need stronger evidence and more structured record-keeping.

Overall, from the expiry of a Section 21 notice to regaining possession with bailiff involvement, the timeline typically ranges from three and a half to five and a half months, with many cases taking longer. The Renters’ Rights Act does not shorten these timeframes, so preparation and early action remain central for landlords using the transitional system.

Experts in tenancy law, such as AST Assistance, can help you understand eviction timelines and your rights both in the lead-up to the abolition of Section 21 and afterwards.

Plan ahead with AST Assistance

The end of the Section 21 process represents a major shift for landlords across the private rented sector. Although you may still serve a Section 21 notice today, the window is narrowing, and accuracy matters more than ever. A notice that fails for procedural reasons risks placing you on the wrong side of the commencement date, forcing you into the new statutory grounds system sooner than planned.

Landlords who act now place themselves in a stronger position. You may need to progress an eviction under the existing regime, or you may be preparing to rely on the reformed Section 8 grounds once Section 21 is abolished. In either scenario, specialist guidance will help you make sound decisions, gather the correct evidence, and avoid avoidable delays.
AST Assistance provides focused legal support to landlords facing possession issues. We work through the process with you, advising on notice validity, drafting compliant paperwork, preparing evidence, and guiding you through court proceedings where required. Our team understands the operational pressures landlords face and offers clear, precise advice designed to protect your position.

If you want to plan proactively and manage future risks with confidence, speak to AST Assistance. Call 01706 619954 to discuss your situation and put a strategy in place for the months ahead. Alternatively, fill out an online contact form and someone will be in touch.