The short answer
The Renters' Rights Act 2025 is being brought in in phases. The first phase started on 1 May 2026. Section 21 "no-fault" evictions ended, fixed-term assured shorthold tenancies were replaced by rolling (periodic) tenancies, and rent can now be increased only once a year using a formal notice.
What changed on 1 May 2026
- No more section 21. The last day to serve a section 21 notice was 30 April 2026. Notices served before then have a deadline to start court proceedings, so check the government guidance if you served one.
- Rolling tenancies. Tenancies are now assured periodic tenancies with no fixed end date. Tenants can leave by giving notice. Landlords need a legal ground to end a tenancy, such as selling, moving in, or rent arrears.
- Rent increases once a year. Increases must use a section 13 notice with two months' notice. Rent review clauses in tenancy agreements can no longer be used, and tenants can challenge an increase at the First-tier Tribunal.
- Information for tenants. Landlords had to give existing tenants the government's information sheet by 31 May 2026.
- Pets. New rules mean tenants can ask to keep a pet, and landlords cannot unreasonably refuse.
- Penalties. Councils can now issue civil penalties of up to £40,000 for the most serious breaches.
What is still to come
- A private rented sector database that all landlords will have to join, with an annual fee. It is due in late 2026.
- A landlord ombudsman that landlords must join. It follows the database. Some councils expect it around 2028.
- The Decent Homes Standard and Awaab's Law for private rented homes, in a later phase with no confirmed date yet.
These dates can move. Check GOV.UK for the latest before you act.
What it means for your mortgage
- Lenders have updated their tenancy conditions to accept assured periodic tenancies. If you remortgage, the lender will ask for the current tenancy agreement.
- Selling with a tenant in place is now more common, as you need a legal ground and a notice period to get vacant possession. That can affect how quickly you can sell or refinance.
- Rent can rise only once a year, so make sure your figures still pass the lender's rental stress test. Use the deal analyser.
Is it regulated?
The Act is housing law, not mortgage regulation. Buy-to-let lending for an investment property is usually not regulated by the FCA, so we can talk to you about financing. This page explains the law in general and is not legal advice. Speak to a solicitor or the council about a specific tenancy.
Common questions
Can I still evict a tenant to sell the property?
Yes, using the new possession ground for selling, with the required notice. You cannot use it in the first months of a tenancy. Check the current notice periods on GOV.UK.
Do I need to sign new tenancy agreements?
Existing assured shorthold tenancies became periodic tenancies automatically on 1 May 2026. You had to give tenants the government information sheet by 31 May 2026.
Does the Renters' Rights Act apply in Scotland or Wales?
No. It applies to England. Scotland and Wales have their own tenancy laws.