The Renters' Rights Act: what it means for landlords
The Renters' Rights Act became law on 27 October 2025. It's the biggest change to private renting in England for decades, and it's being brought in in phases.
Key dates
- 27 October 2025The Act becomes law.
- 1 May 2026: phase oneSection 21 "no fault" evictions end. Fixed term assured shorthold tenancies become rolling periodic tenancies. Rent can only be increased once a year, using the formal Section 13 process.
- 31 May 2026Deadline for landlords to give existing tenants the government's Renters' Rights Act Information Sheet.
- From late 2026: phase twoThe new Private Rented Sector Database starts rolling out. Landlords will have to register themselves and each property, and pay an annual fee. A new landlord ombudsman follows, expected around 2028.
- Later: phase threeThe Decent Homes Standard and Awaab's Law are extended to private rented homes. Dates are still to be confirmed.
What it means when choosing an agent
- Ask how the agent handles rent reviews under the new once a year rule, and whether they charge for serving the notice.
- Ask whether they'll register your property on the new database for you, and what that costs.
- Check the agent belongs to a redress scheme and holds client money protection. See our guide to checking.
- With fixed terms gone, renewal fees should largely disappear. Ask what the agent charges instead, if anything.
This is a plain English summary, not legal advice. For the full rules, see the Guide to the Renters' Rights Act on GOV.UK.
Fees change. Always check the agent's own fee page before you sign.