Renters' Rights Act 2025 — Landlord Guide
The Renters' Rights Act 2025 is the most significant reform to residential lettings in England in a generation. The key provisions came into force on 1 May 2026. This page explains what has changed and what you need to do as a landlord.
Key changes at a glance
- ✕Section 21 abolished — no-fault evictions are no longer available from 1 May 2026
- →Periodic tenancies only — all new and existing tenancies become rolling monthly periodic tenancies
- →Section 13 rent increases — the only legal route to increase rent; notice required on prescribed Form 4
- →Section 8 Form 3A — the prescribed form for possession notices changed on 1 May 2026
- →Awaab's Law extended — stricter timeframes for landlords to respond to hazard reports
- →Pets by default — landlords cannot unreasonably refuse a tenant's request to keep a pet
Section 21 abolished — what this means in practice
From 1 May 2026, landlords can no longer serve a Section 21 notice to end a tenancy without giving a reason. This was the “no-fault” eviction route that allowed landlords to recover possession at the end of a fixed-term tenancy without needing to prove a breach.
What you can do instead: You must use Section 8 and prove one of the statutory grounds for possession. Common grounds include significant rent arrears (Ground 8), breach of tenancy conditions (Ground 12), and nuisance (Ground 14). See the Section 8 guide for the full list.
Transitional provisions: Any Section 21 notice served before 1 May 2026 with a valid expiry date before the commencement may still be acted upon. Consult a solicitor if you have a notice in flight.
Periodic tenancies — no more fixed terms
Under the Act, all assured tenancies in England become periodic (rolling) tenancies. Fixed-term assured shorthold tenancies can no longer be granted. Existing fixed-term tenancies automatically converted to periodic tenancies on 1 May 2026.
Tenants can leave with two months' written notice at any time. Landlords must use Section 8 to end a tenancy. This changes how you think about tenancy lifecycle management.
Rent increases — Section 13 only
Rent can now only be increased once per year using the Section 13process — you must serve a prescribed Form 4 notice giving at least two months' written notice. Tenants can challenge the proposed increase at the First-tier Tribunal.
Clauses in tenancy agreements that allow rent increases on a schedule or index are no longer effective — only Section 13 increases are valid.
New prescribed forms
The Renters' Rights Act introduced new and updated prescribed forms that must be used from 1 May 2026:
- Form 3A — replaces Form 3 for Section 8 possession notices
- Form 4 — Section 13 rent increase notice (updated)
Tenant City automatically generates the correct prescribed form for each action — you never need to download or check the GOV.UK version.
How Tenant City helps you comply
- Section 8 with Form 3A — generate legally compliant possession notices with the correct grounds and notice periods
- Section 13 rent increases — serve Form 4 notices through the platform with a full digital audit trail
- Compliance tracking — EPC, Gas Safety, How to Rent guide, Right to Rent, and deposit protection all tracked in one place
- E-signatures — all notices and agreements signed via Zoho Sign with delivery confirmation
- Periodic tenancy support — tenancy records reflect the new periodic model with correct notice period calculations
Stay compliant with the Renters' Rights Act — Tenant City is built around the new rules from day one.
Start free todayThis page is for general information only and does not constitute legal advice. The law in this area is evolving — always verify requirements with a solicitor.