What Is the Renters’ Rights Act and How Will It Impact Landlords and Tenants?

The Renters' Rights Act came into force on 1 May 2026. Section 21 no-fault evictions are abolished. All tenancies are now periodic. Rent increases must follow the Section 13 process, once per year. A new PRS Ombudsman and landlord database are rolling out through 2026–28. For landlords already managing properties responsibly, the practical impact is manageable — but compliance and record-keeping matter more than ever.

The Renters' Rights Act is now law. After years of consultation, parliamentary debate, and a false start under the previous government's Renters Reform Bill, the legislation that reshapes the private rented sector came into force on 1 May 2026 - and its effects are already being felt by landlords and tenants across England.

This isn't a minor regulatory tweak. It's the most significant overhaul of housing law in a generation, and understanding what it means in practice matters whether you're renting a home, letting one, or managing a portfolio.

Here's what's changed, what it means, and what landlords and tenants need to know.

What Is the Renters' Rights Act?

The Renters' Rights Act is the legislation that replaced the long-anticipated Renters Reform Bill. While the Bill stalled under the previous government, the new Act was passed in 2025 and began coming into force from May 2026.

The headline changes include:

• The abolition of Section 21 no-fault evictions
• The end of fixed-term assured shorthold tenancies - all tenancies are now periodic
• Strengthened grounds for possession under Section 8
• The introduction of a new Private Rented Sector Ombudsman (coming in 2026–28)
• A new PRS Database for landlords and tenants
• Stronger rights for tenants with pets
• Extension of the Decent Homes Standard to the private rented sector
• A new rent increase process via Section 13

What Happened to Section 21?

Section 21 - the mechanism that allowed landlords to end a tenancy without giving a reason - has been abolished. For well-managed properties with good landlord-tenant relationships, this changes very little in practice. Most responsible landlords had little cause to use it.

What the Act does instead is strengthen the grounds available under Section 8, giving landlords clearer, more actionable routes to regain possession where there are genuine reasons - rent arrears, antisocial behaviour, property damage, or an intention to sell. The notice periods in serious cases have been tightened, and the grounds themselves have been expanded.

The practical message for landlords: thorough referencing, clear tenancy agreements, and good record-keeping matter more than ever.

What Changed With Tenancy Types?

Fixed-term assured shorthold tenancies no longer exist for new lets. All tenancies are now periodic - rolling month-by-month with no fixed end date. A tenancy ends only when a tenant gives notice or a landlord successfully regains possession through the Section 8 process.

For tenants, this removes the uncertainty of a fixed term ending and provides greater security. For landlords, it means the relationship with a tenant is ongoing rather than periodically up for renewal - which reinforces the importance of finding the right tenant in the first place.

What About Rent Increases?

Under the Act, rent can only be increased once per year and must follow the formal Section 13 notice process. Landlords cannot use a rent review clause and a Section 13 notice in the same tenancy year - it's one route or the other.

Tenants have the right to challenge a proposed increase through the First-tier Tribunal if they consider it above market rate.

Pets, Children, and Benefits

The Act strengthens tenants' rights to request permission to keep a pet. Landlords cannot issue a blanket refusal - they must consider requests reasonably, and can require pet damage insurance as a condition of consent.

Blanket bans on tenants with children or those receiving housing benefit also remain unlawful under existing discrimination law, which the Act reinforces.

The Decent Homes Standard

Previously limited to social housing, the Decent Homes Standard now applies to the private rented sector. Properties must be free of serious hazards, maintain useable facilities, and be in a reasonable state of repair. The government's target is to halve the number of non-compliant private rental homes by 2030.

For landlords already maintaining their properties to a good standard, this is business as usual. For those who aren't, enforcement is becoming more structured.

The PRS Ombudsman and Database

Two further elements of the Act are rolling out through 2026 and into 2028:

The PRS Database - a central register for landlords and rental properties - is expected to go live in late 2026. Registration will be mandatory for all private landlords.

The Private Rented Sector Ombudsman - a free, independent dispute resolution service for tenants - is expected to require mandatory landlord membership from around 2028. This applies to all landlords, regardless of whether they use a letting agent.

For more on both, see our dedicated guide to the New Ombudsman Scheme.

What Does This Mean in Practice?

For tenants, the Act provides greater security, clearer rights, and a formal route to raise complaints without going to court.

For landlords, it raises the bar on compliance, record-keeping, and property management - but doesn't fundamentally change the position of anyone already letting responsibly. The landlords most affected are those who relied on Section 21 as a default or who operated without proper processes in place.

If you let through Miller Rose, compliance with the Act is built into how we manage your property - from tenancy agreements and referencing through to deposit protection and the upcoming database registration.

If you're unsure how the changes affect your specific situation, speak to our lettings team. No pressure, no scripts - just clear advice.

FAQs

Has the Renters' Rights Act been passed?

Yes. The Renters' Rights Act received Royal Assent in 2025. The main tenancy provisions — including the abolition of Section 21 and the move to periodic tenancies — came into force on 1 May 2026.

Is Section 21 really abolished?

Yes. From 1 May 2026, Section 21 no-fault eviction notices can no longer be served in England.

What replaced Section 21?

Landlords now rely on Section 8 to regain possession, using specific statutory grounds - such as rent arrears, antisocial behaviour, or wishing to sell. Several grounds have been strengthened and new ones added under the Act.

Are all tenancies now periodic?

Yes. New tenancies can no longer be fixed-term ASTs. All assured tenancies are now periodic from the outset.

Can landlords still increase rent?

Yes, once per year, using the Section 13 notice process. Tenants can challenge increases they consider above market rate via the First-tier Tribunal.

When does the PRS Ombudsman launch?

Mandatory membership is expected around 2028. The PRS Database comes first, expected in late 2026.

Does the Decent Homes Standard now apply to private landlords?

Yes. The Act extended it to the private rented sector, requiring properties to be free of serious hazards and maintained to a reasonable standard.