🏛️ Renters Rights Act Commencement Date Confirmed - 1st May 2026

What Changes from 1 May 2026

1. Abolition of Section 21 “No-Fault” Evictions

   • From 1 May 2026, landlords in the private rented sector (PRS) can no longer rely on Section 21 to evict tenants. propertymark.co.uk+3GOV.UK+3GOV.UK+3

   • Instead, possession must rely on legal (Section 8) grounds. GOV.UK+2gowlingwlg.com+2

   • For existing valid S21 notices served before 1 May 2026, there are transitional provisions: you must start any court proceedings in a certain window. GOV.UK+1

2. Tenancy Structure Changes

   • Fixed-term assured shorthold tenancies (ASTs) will be abolished. Shelter England

   • Most tenancies (new and existing) will convert to Assured Periodic Tenancies (rolling monthly or weekly). GOV.UK+2NRLA+2

   • Tenants will be able to end the tenancy with two months’ notice under the periodic tenancy system. Shelter England+1

3. Rent Rules

   • Rent increase frequency restricted: landlords can only increase rent once a year using a statutory process. england.landlordsguild.com+1

   • Tenant can challenge increases above “market rate” (via tribunal). england.landlordsguild.com+1

   • Rent in advance capped: you can only ask for up to one month’s rent in advance. Shelter England

4. Rental Bidding Wars Banned

   • It will be illegal to accept offers above the advertised rent. england.landlordsguild.com

   • Ads must clearly state the proposed rent. gowlingwlg.com

5. Protections for Certain Tenants

   • It will be illegal to discriminate against prospective tenants because they receive benefits or have children. england.landlordsguild.com

   • Pets: landlords must consider requests to keep a pet. If refusing, they need to give valid reasons. GOV.UK

6. Enforcement & Penalties

   • Local councils will have stronger investigatory powers: demand documents, access premises, etc. GOV.UK+1

   • Civil penalties for non-compliance: up to £7,000 for a first offence, and up to £40,000 for repeat or serious offenders. NRLA

   • Rent Repayment Orders (RROs) are being expanded / strengthened. GOV.UK

7. Information to Tenants

   • You’re required to provide an information leaflet/fact sheet to tenants about the new rules. According to NRLA, this must be done within one month after the commencement date. NRLA

   • You do not need to reissue tenancy agreements for existing tenancies just because of the reforms. NRLA