As you may have heard, the Act became law on 27 October 2025, following Royal Assent of the Bill. We understand that the introduction of the new law may create some uncertainty, so we are providing this update to highlight some of the key areas of reform that we believe landlords should be aware of.

It is important to note that, although the Bill became law last week, most of the provisions are yet to be implemented. Those changes will only take effect according to the government’s timetable, which was published for the first time yesterday. The government has confirmed a “switch‑on” date for some of the provisions; however, many remain forecast for implementation at dates yet to be confirmed.

The End of Assured Shorthold Tenancies (ASTs)

The new law will end all existing assured shorthold tenancies (ASTs) and prevent new ASTs being granted. All ASTs in place prior to the commencement date will automatically be converted to periodic assured tenancies. ASTs are the most common form of private residential tenancy. Under the previous law, all new tenancies granted from 27 February 1997 were automatically ASTs unless otherwise specified.

This will take effect from 1 May 2026, according to the timetable published on 13 November 2025. From this date, a blanket approach will be taken to both new and existing tenancies in the private rented sector. There will be no breathing space afforded to existing tenancies: on 1 May 2026 all existing ASTs will automatically be converted to the new regime, and it will not be possible to grant a new AST.

In practice, this means landlords cannot tie tenants into a fixed‑term contract. All tenancies will operate on a rolling basis, with the maximum period being one month or 28 days.

There will be consequences for breaches of this new regime. Importantly, landlords or letting agents must not “purport to let” a property for a fixed‑term period. Local authorities will have the power to impose a civil penalty of up to £7,000 for doing so.

Given that all ASTs will be automatically converted to periodic assured tenancies, it is not a requirement of the new law that landlords prepare new tenancy agreements. That said, it may be a pertinent time for existing agreements to be reviewed, as some provisions of the new Act will render certain clauses unenforceable.

Abolishing the ‘No Fault Eviction’

The change that has attracted headlines is the end of ‘no fault evictions’. Previously, landlords could evict a tenant using the Section 21 possession procedure, which allowed eviction without establishing a ground, provided the relevant criteria were met.

The Section 21 framework will be abolished in its entirety for the private rented sector on 1 May 2026. As above, there will be no transitional period for existing tenancies.

Section 21 notices served prior to this date may remain valid, subject to compliance with the requirements and any further timeframes specified by the court. For the social rented sector, these changes are planned to take effect during the second phase of implementation in late 2026.

After 1 May 2026, landlords who wish to secure vacant possession will be required to follow the amended Section 8 possession procedure, which requires a valid ground for eviction. Amendments include changes to existing grounds and the introduction of new ones.

Examples of new grounds include:

• Intention to sell the property
• Property subject to Local Authority enforcement action

Amendments to existing grounds include:

• Rent arrears must be at least 3 months unpaid (or 13 weeks if paid weekly)
• Minimum notice increased to 4 weeks

Transitional Period for Section 21s

It is still possible for landlords to serve a valid Section 21 notice before the new law is implemented. However, time is now of the essence for any landlords seeking to utilise the Section 21 regime before implementation.

Under the existing rules, a landlord must commence court proceedings within six months of the date of the notice. Under the transitional arrangements, where a notice is served before the commencement date, the landlord must apply to the court by the earlier of:

• Six months from the date the notice was served; or
• Three months from the commencement date.

There is therefore even more reason to obtain legal advice if you are looking to serve a Section 21 notice before the Renters’ Rights Act comes into force. If a Section 21 is invalid for any reason, you risk losing the opportunity to serve a further valid notice, thereby losing the “no fault eviction” route and having to rely upon the new rules, making it much more difficult to regain possession.

Our Dispute Resolution team is experienced in dealing with both Section 8 and Section 21 possession proceedings and would be happy to advise you in further detail should you wish to arrange an appointment with one of our solicitors.

Notice

Tenants will be required to give at least two months’ notice to end the tenancy, which can be given at any time. Landlords’ notice requirements will depend on the ground relied upon but cannot be given within the first 12 months of a new tenancy.

Depending on the ground, the landlord’s notice may be four months, two months, four weeks, or two weeks. It is important to ensure that the correct notice period is given, as failure to provide the minimum notice will invalidate the notice. This means you will be required to serve a new notice (starting the clock again), before possession proceedings can be commenced.

Rent Increases

• Rent can only be increased once per year.
• A minimum of two months’ notice must be given to tenants.
• Clauses allowing rent to increase in other ways will no longer apply.
• Tenants may challenge increases at tribunal, which can set a lower rent if appropriate.
• Rent increases agreed prior to commencement of the Act will not be subject to these provisions.

Ban on Rental Bidding

Landlords and letting agents are prohibited from inviting or accepting more than the initial advertised asking price for a rental property.

Pets

It will no longer be possible to enforce a blanket ban on pets. Landlords cannot unreasonably refuse a tenant’s request to have a pet, though refusal is permitted with good reason.

Property Standards

A new Private Rent Sector Database will be introduced, requiring all landlords to register their properties. Local authorities will have greater powers to enforce standards, including financial penalties for non‑compliance.

The Act also reinforces obligations to maintain safe and decent homes, aligning private rentals more closely with social housing standards. These changes are currently planned for later stages of implementation, with firm dates yet to be confirmed.

What Happens Next?

In the transitional period between the passing of the new law and its implementation, we suggest landlords begin reviewing tenancy documentation, compliance procedures, and property management practices to get ahead of the curve.

If it is intended to evict a tenant in the short term, we would certainly suggest doing so sooner rather than later, as the current system is, in most instances, much more favourable to landlords.

The government timetable for implementation may be subject to further updates, so it is important to stay informed. The “switch‑on” date of 1 May 2026 will trigger changes in the private rental sector relating to rent increases, rental bidding, and blanket bans on pets. Other provisions are forecast to be implemented later in 2026.

Our Commercial & Agricultural Property team and Dispute Resolution team are available to assist with any enquiries you may have.

If we can be of further assistance, please do not hesitate to contact the office on 01325 466794.