Renters’ Rights Act: section 21 evictions banned from today

The biggest shake-up to renting in England in decades starts today, as key parts of the Renters’ Rights Act come into force.

Changes to evictions, rent rises and how tenancies work will affect millions of renters and landlords, although the full package of reforms will be phased in over several years, with some not expected until the 2030s.

Here’s what’s changing now, what’s coming next and what it means for you.

What’s changing from today?

The initial reforms focus on evictions, tenancy structures and day-to-day renting rules. The government has now:

• Abolished section 21 ‘no-fault’ evictions Private landlords can no longer use section 21 notices.
• Introduced assured periodic tenancies All new rental agreements are now on a rolling basis. Renters can end the tenancy with two months’ notice; landlords must use section 8 grounds if they want to end it. Existing tenants have been transferred onto rolling contracts automatically. The only exception to this is for rental agreements with university halls, which will continue to be for a fixed period during the academic year. 
• Reformed section 8 possession grounds These make it easier to evict tenants involved in antisocial behaviour or who are seriously and consistently behind on rent.
• Limited rent increases to once a year Landlords must give two months’ notice before any rise.
• Banned rental bidding Landlords and agents must accept the advertised rent. Only one month's rent can be requested in advance.
• Banned discrimination against tenants with children or those who receive benefits Landlords can’t refuse or deter applicants for these reasons.
• Required landlords to consider pet requests They must respond within 28 days and provide a valid reason if they refuse.
• Strengthened enforcement Civil penalties have been expanded. The maximum penalty has doubled, and repeat offenders are now required to pay the maximum amount.

The abolition of section 21 and wider tenancy reforms introduced do not initially apply to the social rented sector. These will follow later, with the government working alongside social housing landlords and the social housing regulator to plan implementation.

• Find out more: what to do if you can't pay your rent

Empoweringly affordable legal advice

Expert legal advice, whenever you need it From everyday issues to unexpected challenges, we’ll help you make the right decisions with confidence, guiding you every step of the way. Get 12 months of expert advice for just £49.50, that’s half the usual price.

Get legal advice

Save 50% - now £49.50, usually £99 for a whole year. Monthly options available. Service provided by W? Ltd. Offer ends 31st May 2026

What’s changing later in 2026? 

The next stage of the reforms is due later this year, although the government has not confirmed an exact date. This phase focuses on launching a new national database for landlords and introducing an ombudsman for the private rented sector.

Registration with the new private rented database will be mandatory. Landlords will be required to pay an annual fee; the amount is yet to be confirmed. The database is expected to include:

• landlord contact details
• property details including the full address, property type, number of bedrooms, whether it is occupied and if it is furnished
• gas, electric and energy performance certificates.

A new ombudsman for the private rented sector will follow once the database is in place. The ombudsman will provide a redress service for tenants when things go wrong and offer tools, guidance and training to help landlords handle complaints earlier.

Membership will be mandatory, and landlords will be responsible for funding the service. The government will confirm the charges at a later date. The Ombudsman is expected to be ready for landlord registrations in 2028.

• Find out more: becoming a landlord

Make money make sense

Make every penny count. Get the best deals, avoid scams, and grow your savings with expert guidance for only £49 a year.

Join Which? Money

What’s planned for the 2030s? 

These reforms are at an earlier stage and will be introduced after consultation. They focus on improving housing quality across the private rented sector, and implementation is expected to take longer because many landlords may need to make significant updates to their properties.

The government plans to:

• Introduce a decent homes standard for the private rented sector Penalties will apply to properties that do not meet the requirements. This is currently planned for 2035 or 2037 to give landlords time to complete necessary work.
• Bring in minimum energy efficiency standards Properties will need an EPC rating of C or equivalent by 2030. Further details will be confirmed after the consultation.
• Apply Awaab’s Law to the private rental sector This will set clear, legally enforceable timeframes within which landlords must make homes safe where serious hazards exist. The government will consult first before finalising the policy and confirming implementation dates.

Find out more: what's happening to buy-to-let mortgage rates