Renters' Rights Act: Six Months On. What Has Actually Changed for Landlords
Six months after Section 21 ended on 1 May 2026, here's what has changed in practice for landlords in England, what's still coming (landlord database registration opens 15 December 2026) and a checklist.
Quick answer: The main provisions of the Renters' Rights Act took effect in England on 1 May 2026. Six months on, Section 21 is gone, every private tenancy is an assured periodic tenancy, rent can only rise once a year through a Section 13 notice, and possession runs only through Section 8 grounds. The next big change for landlords is the PRS Landlord Database: the government's "Register your rental property" service opens on 15 December 2026, starting in the West Midlands, at £65 per property per year. The Landlord Ombudsman, Awaab's Law for private rentals and the Decent Homes Standard are still to come, and only the Decent Homes Standard has a confirmed date (2035).
On 1 May 2026 the private rented sector in England switched to a new set of rules. Monday 26 October 2026 marks six months under them, and a year since the Renters' Rights Act received Royal Assent on 27 October 2025. This article looks at what has actually changed for landlords in that time, what is still coming, and what you should check now. For the full background on each provision, see our guide to the Renters' Rights Act.
What took effect on 1 May 2026?
The Renters' Rights Act 2025 (Commencement No. 2 and Transitional and Saving Provisions) Regulations 2026 brought the tenancy reforms into force on 1 May 2026 for private assured tenancies. The government's guide to the Renters' Rights Act sets out what that means in practice:
- Section 21 "no-fault" evictions are abolished.
- Fixed terms are gone. New and existing tenancies are assured periodic tenancies that roll on until the tenant leaves or the landlord proves a ground for possession.
- Rent can only rise once a year, through a Section 13 notice.
- Landlords and agents can't take more than one month's rent in advance, or accept offers above the advertised rent.
- Tenants can ask to keep a pet, and a landlord can't unreasonably refuse.
- Refusing a tenant because they have children or receive benefits is unlawful.
Before 1 May 2026 vs now
| Area | Before 1 May 2026 | Now |
|---|---|---|
| Tenancy type | Assured shorthold tenancy, often with a 6 or 12 month fixed term | Assured periodic tenancy with no fixed term |
| Ending a tenancy | Section 21 (no reason needed) or Section 8 | Section 8 only, with a proved ground |
| Selling or moving in | Usually handled with Section 21 | Grounds 1A or 1, 4 months' notice, not in the first 12 months |
| Rent arrears ground | 2 months' arrears for Ground 8 | 3 months' arrears for Ground 8 |
| Rent increases | Rent review clause or Section 13 | Section 13 only, once a year, 2 months' notice |
| Rent in advance | No legal cap | No more than one month's rent |
| Rental bidding | Offers above the asking rent allowed | Banned |
| Pets | Landlord's choice | Tenant can request; landlord has 28 days to respond and can't unreasonably refuse |
| Tenants who receive benefits or have children | "No DSS" and "no children" adverts were common | Discrimination on these grounds is unlawful |
What has changed in practice for landlords?
Every tenancy is periodic, and the Information Sheet deadline has passed
Existing written tenancies didn't need to be rewritten. Instead, as the government's overview for landlords explains, landlords had to give every named tenant the official Renters' Rights Act Information Sheet by 31 May 2026. Where a tenancy was agreed verbally, the landlord had to give a written statement of terms instead. If you haven't done this, do it now and keep proof of when and how you served it. Councils can issue civil penalties for missing documents.
Possession runs only through Section 8
Landlords could serve a valid Section 21 notice up to 30 April 2026, but they had to start court proceedings by 31 July 2026 at the latest. That route has now closed. Every possession claim relies on a Section 8 ground, served on Form 3A, as set out in the government's guidance on repossessing a privately rented property after 1 May 2026.
The Ministry of Justice's possession statistics for April to June 2026 put the median time from a landlord's claim to repossession at 27.1 weeks. That quarter includes only two months under the new rules, so it doesn't yet show whether every case needing a Section 8 hearing will slow the courts down. Our Section 8 eviction timeline breaks down notice periods and realistic timescales by ground.
Rent increases follow the Section 13 timetable
Rent review clauses no longer work. A landlord who wants to increase rent serves a Section 13 notice, at most once every 12 months, with at least 2 months' notice. A tenant can challenge the increase at the First-tier Tribunal, which can't set a rent higher than the landlord proposed. In practice, rent reviews are now an annual event with a fixed lead time and market rent evidence ready.
Letting a vacant property works differently
The rules on advertising and letting a property have changed as much as the rules on ending a tenancy. Under the government's rental bidding guide for landlords, you can't ask for, encourage or accept offers above the advertised rent. You can't take rent before the tenancy agreement is signed. Between signing and the start date, you can ask for no more than one month's rent. Adverts that exclude tenants with children or tenants who receive benefits are unlawful, and a pet request needs a written answer within 28 days.
Councils have stronger enforcement powers
The government's implementation roadmap gave local councils new investigatory powers from 27 December 2025, so they can demand documents and inspect properties more easily. From 1 May 2026, rent repayment orders were extended and their maximum doubled. Many breaches carry a civil penalty of up to £7,000, rising to £40,000 for repeated or more serious breaches.
What is still coming?
The roadmap splits the Act into three phases. Phase 1 took effect on 1 May 2026. Phase 2 (the PRS Landlord Database and the Ombudsman) starts from late 2026. Phase 3 covers Awaab's Law and the Decent Homes Standard for private rentals.
| Change | Current status | Date stated by official sources |
|---|---|---|
| PRS Landlord Database | "Register your rental property" service opens region by region | Opens 15 December 2026; all actively let properties registered by 14 November 2027 |
| PRS Landlord Ombudsman | Not yet taking complaints | Mandatory membership expected in 2028; no launch date set |
| Awaab's Law for private rentals | Consultation open | Consultation closes 18 December 2026; no start date set |
| Decent Homes Standard for private rentals | Confirmed by government response | 2035 |
PRS Landlord Database: registration opens 15 December 2026
According to the government's "Get ready to register" page, the Register your rental property service opens on 15 December 2026 in the West Midlands, where the deadline is 14 March 2027. Other regions follow, each with a 3-month window, and all landlords actively letting property must be registered by 14 November 2027. The deadline depends on where the property is, not where the landlord lives. The fee is £65 per property per year, pro-rated during the rollout. You'll need a GOV.UK One Login, property details and your gas safety, electrical safety and EPC certificates. The rules sit in the Private Rented Sector Database Regulations 2026. Our PRS Landlord Database registration guide covers who must register and what happens if you don't.
PRS Landlord Ombudsman: no launch date yet
The Landlord Ombudsman will give tenants a way to resolve complaints without going to court, and every private landlord will have to join. The roadmap expects membership to become mandatory in 2028. The government hasn't announced a date for the Ombudsman to start taking complaints.
Awaab's Law: consultation open until 18 December 2026
Awaab's Law sets legal deadlines for landlords to investigate and fix serious hazards such as damp and mould. It already applies to social housing. The government's consultation on extending Awaab's Law to private rented tenancies closes at 11:59pm on 18 December 2026. It asks when the rules should start and whether to phase them in, so there is no start date for private landlords yet.
Decent Homes Standard: 2035
The government response on the reformed Decent Homes Standard confirms that all rented homes, including private rentals, must meet the new standard by 2035, with council enforcement starting then. It is worth factoring into refurbishment budgets for older stock now.
Six-month checklist for landlords
- Information sheet: confirm every named tenant on every tenancy received the Renters' Rights Act Information Sheet, and that you kept proof of service.
- Tenancy agreements: make sure new agreements have no fixed term, no rent review clause and no blanket "no pets" clause.
- Rent reviews: diary each Section 13 notice at least 2 months ahead, no more than once a year, with market rent evidence on file.
- Possession: keep a dated rent ledger and written records of any breach, because every claim now needs a proved Section 8 ground.
- Lettings: brief your agent on the bidding ban, the one-month cap on rent in advance and the rules on children and benefits.
- Database: gather your GOV.UK One Login, ownership details and current gas safety, EICR and EPC certificates before your region opens.
- Budget: add the £65 per property annual fee and any Decent Homes works to your numbers. You can test the effect on returns with our rental yield calculator.
- Awaab's Law: deal with damp and mould reports quickly now, before statutory timescales arrive.
Frequently Asked Questions
Can landlords still use Section 21?
No. Section 21 was abolished on 1 May 2026. A notice served before then could only be used if court proceedings started by 31 July 2026.
Did existing tenancies need new agreements?
No. Existing tenancies became assured periodic tenancies automatically. Landlords with a written agreement had to give tenants the government's Information Sheet by 31 May 2026.
How often can I increase the rent?
Once every 12 months, using a Section 13 notice with at least 2 months' notice. The tenant can challenge the increase at the First-tier Tribunal.
When do I need to register on the PRS Landlord Database?
It depends on where your property is. Registration opens on 15 December 2026 in the West Midlands, with other regions following, and all actively let properties must be registered by 14 November 2027.
How much does PRS Landlord Database registration cost?
£65 per property per year, according to the government's Housing Hub. The fee is pro-rated during the regional rollout.
When will Awaab's Law apply to private landlords?
No date is set. The government is consulting until 18 December 2026 on how and when to extend it to private rented homes.
Key Takeaways
- Since 1 May 2026, every private tenancy in England is an assured periodic tenancy and possession runs only through Section 8.
- Rent can rise once a year via a Section 13 notice, and rent in advance is capped at one month.
- The Information Sheet deadline for existing tenancies was 31 May 2026. Check you met it.
- PRS Landlord Database registration opens on 15 December 2026, starting in the West Midlands, at £65 per property per year.
- The Ombudsman and Awaab's Law for private rentals have no confirmed start date. The Decent Homes Standard applies from 2035.
This article is general information about the Renters' Rights Act in England as at October 2026, not legal advice. Several provisions are still being implemented through regulations and consultations, and dates can change. Check current GOV.UK guidance and take advice from a qualified professional before acting on your own tenancies.