Renters' Rights Act 2025: what England landlords need to do in 2026
A practical summary of the tenancy, rent and possession changes that took effect in England on 1 May 2026.
In brief
Part 1 of the Renters' Rights Act 2025 took effect on 1 May 2026. It changed the structure of assured tenancies, rent increases and possession in England. This guide gives landlords and agents a reliable starting point, but an individual tenancy or possession case can require legal advice.
01
The tenancy model changed
Existing assured shorthold tenancies moved to assured periodic tenancies, and new assured tenancies are periodic. They continue on a rolling basis rather than ending automatically on a fixed date. Written terms still matter, but they must reflect the current statutory model.
- Review tenancy templates before reusing them.
- Do not promise a fixed contractual end date for a new assured tenancy.
- Keep a clear record of the information supplied to each tenant.
02
Rent and possession now follow updated processes
Section 21 is no longer available for private assured tenancies in England. A landlord seeking possession must use an applicable statutory ground and follow the current notice and court process. Rent increases are also limited to the statutory route and frequency described in current government guidance.
- Choose a possession ground based on the facts, not a template label.
- Check the latest notice form and notice period before service.
- Take legal advice where the facts or evidence are disputed.
03
Make evidence part of the workflow
The safest operational response is a dated record of the tenancy terms, rent history, tenant communications, prescribed documents and every notice or approval. Good records do not replace legal advice, but they reduce avoidable uncertainty when a decision has to be explained.
Rules and rollout dates can change. Recheck these primary sources before acting.