Major parts of the Renters’ Rights Act set to take effect

The Renters’ Rights Act 2025 provides for the biggest shake-up of short term residential lettings in a generation.

New regulations providing for the commencement of the first phase of the Act’s implementation, as well as transitional arrangements, have now been made. Among other things, it means a new tenancy regime, including the abolition of assured shorthold tenancies (AST) and ‘no‑fault’ evictions, will apply from 1 May.

The main attraction of an AST and the reason it has been so widely adopted by landlords has been the ability to end the tenancy without giving a reason after the end of the fixed term. Until now, a landlord could, in theory, terminate a tenancy once the fixed term ended by giving notice under section 21 of the Housing Act 1988 without specifying a reason. This became known as a ‘no-fault’ eviction. Possession was then mandatory.

The Renters’ Rights Act provides for ASTs to be replaced by rolling assured periodic tenancies (APTs) with no fixed end date – and the ability to give a section 21 ‘no fault eviction’ notice to be abolished.  Landlords will only be able to regain possession by specifying grounds under section 8 of the Housing Act, under a new expanded list of grounds. Many of these are subject to exceptions or limitations.

Also from 1 May 2026, landlords will face new restrictions around possession, rent setting, discrimination, advance rent and tenant rights.

Pinsent Masons has published a guide to the Renters’ Rights Act 2025 which provides more detail on the changes and the implications for private landlords.

Property law expert Natalie Harris of Pinsent Masons said the legislation is directly relevant to a wide range of parties involved in residential property, including private landlords, managing agents, build‑to‑rent investors and lenders. It will also have implications across sectors including student accommodation and later living. All need to ensure they are “operationally ready for the change”, according to Harris, who advised clients to use the lead‑in period to 1 May to review and update tenancy documentation and processes and reassess possession and enforcement strategies.

“Landlords and agents need to act now, including understanding how possession will work without Section 21, how rent and marketing practices must change, and where the new rules materially affect asset management, cashflow and have the potential to increase operational costs,” Harris said. “Of more immediate concern, are the requirements to provide specific information to existing tenants before the end of May 2026, which landlords and managing agents need to be alive to and actioning as a priority”   

Harris added that it will also be important for landlords to understand where transitional provisions apply to existing notices and proceedings.

Concern about some of the reforms has been expressed by industry, including over the increased difficulties landlords could experience in taking back possession of their property under the Act – and the cost, and time, that might be entailed in going to court to do so, at a time when the court and tribunal system is already under strain. Another concern is that changes impacting rent reviews give tenants a positive incentive to challenge even legitimate market increases, which could put a further burden on the court and tribunal system and disturb rent review cycles.

On 14 April 2026, the UK government announced that “up to £50 million will be invested to modernise the civil courts and this includes digitalising the court processes”, though this funding – through to 2028/29 – is for the entire civil court system and not solely for Renters’ Rights Act purposes.

Property dispute resolution specialist Ian Morgan of Pinsent Masons said: “While the legal framework of the Act is now largely settled, the practical effectiveness of the new possession process will depend heavily on court capacity – an area where there is, so far, more reassurance in principle than detail in practice. Given the potential for delays, landlords would be well advised to think carefully about tenant due diligence as part of the application for tenancy stage to minimise the scope for surprises later.”