Renters' Rights Act — Information sheet and landlord deadlines

The Renters’ Rights Act introduces a series of changes that take effect from 1 May 2026. England landlords need to track these deadlines carefully — from the abolition of Section 21 to PRS Database registration and new rules on rent increases. This page provides a plain-English overview of key dates and what you need to do. Reviewed March 2026.

What the rule is

The Renters’ Rights Act received Royal Assent in 2025 and is expected to take full effect from 1 May 2026. It is the most significant piece of landlord and tenant legislation in England for a generation — abolishing Section 21, converting all tenancies to periodic terms, and introducing new protections for tenants.

Key deadlines and milestones

Abolition of Section 21 (no-fault evictions) — 1 May 2026 Once commenced, new Section 21 notices will no longer be possible. Existing notices served before 1 May 2026 must have the related possession proceedings commenced before 1 May 2026 to be valid under the transitional rules. Seek legal advice urgently if you have a pending Section 21 matter.

All tenancies convert to periodic — 1 May 2026 On 1 May 2026, all fixed-term ASTs automatically become monthly periodic tenancies. No action is required from landlords, but tenancy terms should be reviewed.

Rent increases limited to once per year From 1 May 2026, rent can only be increased once every 12 months using a prescribed notice process. Tenants can challenge the increase at the First-tier Tribunal.

PRS Database registration Once registration opens, landlords will have a grace period to register. Penalties apply for non-registration. Exact deadline to be confirmed — monitor gov.uk for updates.

New possession grounds under Section 8 From 1 May 2026, landlords seeking possession must use the updated Section 8 grounds. Familiarise yourself with the new and strengthened grounds including the 12-month moratorium on the “landlord selling” ground.

What landlords must do before 1 May 2026

• Review all current tenancy agreements before the transition date
• Understand the new Section 8 grounds for possession
• If considering Section 21 notices, take legal advice promptly — they must be served and proceedings started before 1 May 2026
• Register on the Private Rented Sector Database when registration opens
• Ensure all compliance documentation is in order
• Subscribe to gov.uk updates for Renters’ Rights Act commencement orders

What evidence to keep

• A record of your PRS Database registration (reference number and date)
• Updated tenancy agreements reflecting the new periodic regime
• Any Section 21 notices served before 1 May 2026 and the dates of any possession proceedings
• Correspondence with tenants about changes to their tenancy terms

FAQ

Has Section 21 been abolished? Yes, from 1 May 2026. Section 21 no-fault eviction notices can no longer be served after this date.

What replaces Section 21? Landlords must use Section 8 with one of the updated grounds for possession. These include grounds for rent arrears, antisocial behaviour, landlord moving in, and selling the property.

What is the transition period for existing fixed-term tenancies? On 1 May 2026, all existing fixed-term ASTs automatically convert to periodic tenancies. Landlords cannot grant new fixed-term ASTs after this date.

Where do I find official commencement dates? Check gov.uk’s Renters’ Rights Act page and subscribe to updates. The key implementation date is 1 May 2026.

How can TenancyVault help? TenancyVault will track new compliance obligations as they arise under the Act and send you reminders. Store your PRS Database registration, updated agreements, and all correspondence in your vault.