Renters' Rights Act — Information sheet and landlord deadlines
Summary
The Renters’ Rights Act 2026 introduces a series of changes that will come into force on different dates. England landlords need to track these deadlines carefully — from the abolition of Section 21 to PRS Database registration and the Decent Homes Standard. This page provides a plain-English overview of key dates and what you need to do.
Checklist
- Note the commencement date for the abolition of Section 21 (check gov.uk for the latest date)
- Review all current tenancy agreements before the transition date
- Register on the Private Rented Sector Database when registration opens
- Ensure all compliance documentation is in order before the Act takes effect
- If considering Section 21 notices, take legal advice promptly — they must be served before the abolition date
- Subscribe to gov.uk updates for Renters’ Rights Act commencement orders
- Use TenancyVault to track any new compliance deadlines introduced by the Act
What to store in the vault
- A record of your PRS Database registration (reference number and date)
- Updated tenancy agreements reflecting the new periodic regime
- Any Notices Seeking Possession under Section 8 (the replacement mechanism)
- Correspondence with tenants about changes to their tenancy terms
What to log as proof
- Date you registered on the PRS Database
- Date you updated tenant documents / tenancy agreements
- Date of any Section 21 notices served before the abolition date
- Date and content of any communications to tenants about the legislative changes
Key deadlines and milestones
Abolition of Section 21 (no-fault evictions) Once commenced, new Section 21 notices will no longer be possible. Existing notices must be acted on before they expire. Take legal advice if you have a pending Section 21.
All tenancies convert to periodic On the commencement date, all fixed-term ASTs automatically become monthly periodic tenancies. No action required from landlords, but tenancy terms should be reviewed.
PRS Database registration deadline Once registration opens, landlords will have a grace period to register. Penalties apply for non-registration. Exact deadline TBC — monitor gov.uk.
Decent Homes Standard The extension of the Decent Homes Standard to the private rented sector will be phased in. Local authorities will gain new powers to inspect and enforce.
New possession grounds under Section 8 From commencement, landlords seeking possession must use the updated Section 8 grounds. Familiarise yourself with the new and strengthened grounds.
FAQ
Has Section 21 been abolished? Section 21 has been removed by the Renters’ Rights Act. The commencement date for this provision should be confirmed by checking the latest official guidance on gov.uk.
What replaces Section 21? Landlords will need to 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? The Act converts existing fixed-term ASTs to periodic tenancies on commencement. There is no indefinite transition period — the change applies across the board.
Where do I find official commencement dates? Check gov.uk’s Renters’ Rights Act page and subscribe to updates. Commencement orders will be laid in Parliament before each provision takes effect.
Do I need a solicitor to navigate the new regime? For complex situations (existing possession proceedings, rent arrears, disputes), professional legal advice is strongly recommended. TenancyVault helps you track obligations but does not provide legal advice.
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.