Renters Rights
When does the Renters Rights Act come into force?
The Renters' Rights Act 2025 received Royal Assent in October 2025 and is being commenced in stages. The headline reform — the abolition of Section 21 "no-fault" evictions and the move to periodic tenancies — was commenced on a single appointed day applying to both new and existing tenancies. Other measures, including the Decent Homes Standard for the PRS, the new ombudsman, and Awaab's Law in private rentals, are commenced separately throughout 2026.
From the appointed day, fixed-term assured shorthold tenancies cannot be granted; all new tenancies are assured periodic. Landlords must use the strengthened Section 8 grounds in Schedule 2 to the Housing Act 1988 to seek possession.
For commencement dates and what changes when, check the Homedata renters' rights checklist and the official GOV.UK guidance.
What this means in practice
A landlord with a 12-month AST starting 1 February 2025 at £1,400 pcm cannot grant a fresh fixed term on renewal — the tenancy automatically becomes assured periodic when the appointed day passes. Rent reviews are limited to once per year using the Section 13 statutory notice, with the tenant able to challenge the proposed figure at the First-tier Tribunal. To regain possession the landlord must use a Schedule 2 ground: ground 1 (selling), ground 1A (moving in), ground 8 (rent arrears of three months), with notice periods ranging from two weeks to four months depending on the ground.
Related questions
What happens to existing fixed-term tenancies?
On the appointed day, every existing assured shorthold tenancy converts to an assured periodic tenancy regardless of how much fixed term remains. A two-year AST signed in March 2025 with 13 months left does not survive — it flips to monthly periodic on the commencement date. Tenants can give two months' notice to leave at any time; landlords must use Schedule 2 grounds. Deposits, rent levels, and other contractual terms carry over unchanged unless explicitly varied.
Can landlords still charge for guarantors and references?
Reference, credit and right-to-rent checks remain permissible at the tenant's cost up to the Tenant Fees Act 2019 caps. Holding deposits remain capped at one week's rent, refundable except in narrow circumstances. The Renters' Rights Act bans rent in advance beyond one month at a tenancy's start, closing a route some landlords used to side-step income checks. Guarantor agreements remain lawful but cannot be used to extract fees.
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