The Renters' Rights Act 2025 reforms private renting in England, and its main provisions came into force on 1 May 2026. It is now law, not a proposal. (See the government overview: gov.uk - Renters' Rights Act.)
For estate agents managing rental properties, the changes are substantial. Here is a summary of the key provisions now in effect and what they mean in practice.
This applies to England. The Renters' Rights Act 2025 tenancy reforms reach assured tenancies in England. Wales lets under the Renting Homes (Wales) Act 2016, Scotland under the Private Housing (Tenancies) (Scotland) Act 2016 and Northern Ireland under the Private Tenancies Act (Northern Ireland) 2022, which amends the Private Tenancies (Northern Ireland) Order 2006. Section 21 and the possession grounds work differently there.
Abolition of Section 21 "No-Fault" Evictions
The headline change. Section 21 of the Housing Act 1988, which allowed landlords to evict tenants without giving a reason, has been abolished (1 May 2026). All assured shorthold tenancies have converted to Assured Periodic Tenancies, meaning tenants can stay unless the landlord uses one of the grounds for possession under Section 8.
What this means for agents: You will need to be far more rigorous about which Section 8 ground applies before pursuing possession, and ensure robust evidence is in place. The days of using Section 21 as a catch-all are over.
Revised Grounds for Possession
With Section 21 gone, possession is now via Section 8 only, using the new Form 3A and one of the possession grounds - some mandatory, some discretionary (gov.uk grounds for possession guidance). Key grounds include:
- Landlord wishes to sell (Ground 1A) - a new mandatory ground; cannot be used in the first 12 months, requires 4 months' notice, and the landlord is then restricted from re-letting or marketing the property to let for a period (Housing Act 1988 s.16E)
- Landlord or family member wishes to move in - available after 12 months
- Rent arrears (Ground 8) - now requires at least 3 months' rent owed (13 weeks if rent is paid weekly or fortnightly), with 4 weeks' notice
- Anti-social behaviour - strengthened to make possession easier in serious cases
- Persistent arrears (Ground 11) - where the tenant has repeatedly delayed paying rent, with 4 weeks' notice
The Private Rented Sector Ombudsman
All private landlords will be required to join a new Ombudsman service. This gives tenants a free route to resolve complaints without going to court. Agents managing properties will need to ensure their landlord clients are registered and that complaint-handling procedures are in place.
The Private Rented Sector Database (Property Portal)
A new national database of private rented properties and landlords will be created. Landlords will be required to register before they can legally let a property. Local authorities will use the database for enforcement. Agents will likely need to verify registration status as part of their onboarding process for new landlord clients.
Decent Homes Standard Extended to Private Sector
The Decent Homes Standard, which currently applies to social housing, will be extended to the private rented sector. Properties must meet minimum standards for repair, thermal comfort, and modern facilities. Agents should be advising landlord clients now about any works needed to bring properties up to standard.
Bidding Wars and Rent in Advance
The Act bans landlords and agents from accepting offers above the advertised rent and from requesting more than one month's rent in advance (with limited exceptions). This aims to prevent bidding wars and discrimination against tenants who cannot pay large sums upfront.
Tenant Rights to Keep Pets
Tenants can ask for permission to keep a pet, the landlord must reply within 28 days, and must not unreasonably refuse (Renters' Rights Act 2025 s.11).
What Agents Should Do Now
- Review all template tenancy agreements and notices - Section 21 notices are no longer valid
- Train staff on the new Section 8 grounds and evidence requirements
- Audit your landlord client base - identify properties that may not meet the Decent Homes Standard
- Update your complaints procedure to align with the new Ombudsman requirements
- Begin discussing the changes with landlord clients, particularly around pet policies and rent-in-advance practices
- For every new tenancy, make sure tenants get the required written information about the key terms of the tenancy before it is signed or otherwise agreed (fine up to £7,000). The Renters' Rights Act Information Sheet 2026 was for existing tenancies (due by 31 May 2026), and is now needed only where a pre-1 May 2026 Section 21 or Section 8 notice lapses and the tenancy becomes periodic - see the gov.uk Information Sheet page. The old How to Rent guide is withdrawn
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Last reviewed: 22 October 2026. Tenancy information duties corrected 23 September 2026 against gov.uk. This article reflects the Renters' Rights Act 2025 as in force from 1 May 2026. Some provisions are still phasing in: the government says landlord registration on the PRS Database launches on 15 December 2026, rolling out area by area, and that all landlords actively letting property will need to have registered by 14 November 2027; its roadmap expects mandatory PRS Landlord Ombudsman membership in 2028 - always check the latest position on gov.uk or seek legal advice before changing your business practices.