Renters’ Rights Act: Key dates timeline for 2025-2026

The Renters’ Rights Act is the most significant reform in England’s private rented sector in over 40 years. Since gaining Royal Assent, a detailed timeline has been released outlining when the different parts of the legislation will come into effect. This timeline gives landlords, tenants, and agents clarity and preparation time for the changes ahead.

27 October 2025: Royal Assent

The Act officially became law, marking the start of the countdown to implementation. From this point, the government commenced preparing secondary legislation and regulations essential for the Act’s provisions to take effect.

27 December 2025: Council Enforcement Powers

Local authorities receive enhanced investigatory and enforcement powers to crack down on rogue landlords. These include rights to inspect properties, demand documents, and access third-party data, alongside new reporting duties to the Secretary of State.

30 April 2026: Last Date to Serve Section 21 Notice

Landlords may serve a Section 21 ‘no-fault’ eviction notice only up to this date. After 30 April 2026, no new Section 21 notices may be issued.​

01 May 2026: Primary Implementation Date

This is the pivotal “big bang” commencement date when the majority of the key reforms begin to apply:

• Ban on Section 21 ‘no-fault’ evictions: Tenants gain greater security against eviction without cause.
• Abolition of fixed-term ASTs: All assured shorthold tenancies automatically convert to open-ended periodic tenancies.
• Ban on in-year rent rises: Landlords can only increase rent once per year after following prescribed procedures.
• Ban on rental bidding wars: Preventing unfair tenant competition in rental markets.
• Deposit cap: Landlords cannot request deposits exceeding one month’s rent.
• Written tenancy summary: Landlords must provide tenants with a written summary of their tenancy terms.

31 May 2026: Written Summary Deadline

For existing verbal tenancy agreements, landlords must produce and provide a written summary of the tenancy terms to tenants by this date. An information sheet which the Government will publish online in March 2026 will also need to be provided.

31 July 2026: Final Date for Section 21 Possession Proceedings

Any court possession proceedings based on Section 21 notices must be issued by this date. After 31 July 2026, landlords can no longer use Section 21 for eviction and must rely on the new legal grounds provided by the Act.​

Late 2026: Phase 2 Launch

Private Landlord Ombudsman: Introduction of an independent body to handle tenant and landlord disputes.

Private Rented Sector (PRS) Database: Phased rollout of a mandatory landlord registration system across England to improve transparency and enforcement.

After 2035: Long-Term Standards

Final phase includes the full implementation of the Decent Homes Standard, setting minimum housing quality levels in the private rental sector.

Next steps: Preparing for compliance

The Renters’ Rights Act will fundamentally alter the renting landscape from May 2026, moving from fixed-term tenancies to more flexible periodic arrangements, while banning unfair eviction practices and introducing stronger tenant protections.

Landlords, letting agents, and tenants should act now by:

• Reviewing and updating tenancy agreements to meet new requirements.
• Planning for deadlines, particularly for Section 21 notices and possession claims.
• Preparing systems for compliant rent increases and deposit management.
• Ensuring readiness for new dispute resolution and registration regimes.

DOWNLOAD OUR ROADMAP PDF