The question of when will the renters reform bill become law has been answered: the legislation, now officially titled the Renters’ Rights Act 2025, received Royal Assent in late 2025.

As of April 2026, the law is active, with the first major commencement date for new tenancies and the abolition of Section 21 set for 1 May 2026.

Is the Renters Reform Bill law yet?

The Renters’ Rights Act 2025 is already law, having passed through Parliament and received Royal Assent in October 2025.

However, while the Act exists on the statute books, its provisions are being switched on in stages. The primary implementation date is 1 May 2026, which marks the legal end of no-fault evictions for all new tenancies and the transition to a simplified periodic system.

The Shift from Bill to Act

In my experience navigating UK housing policy, the transition from a Bill to an Act often confuses the public because the rules do not always change the moment the Queen or King signs the document.

For the Renters’ Rights Act, the government opted for a big bang implementation rather than a two-tier system.

This ensures that instead of new and existing tenancies operating under different rules for years, almost everyone moves to the new system simultaneously this spring, a move toward long-term baseline security similar to the protections offered by the pension triple lock, for UK retirees.

When will the renters reform bill become law and take effect?

The Renters’ Rights Act 2025 became law in October 2025. The commencement of its core powers follows a phased timeline: 1 May 2026 for the abolition of Section 21 and the move to periodic tenancies, followed by the launch of the Private Rented Sector Database and the new Ombudsman service later in 2026 and into 2027.

Key Deadlines and Implementation Phases

The rollout of the Act is designed to give the Ministry of Housing, Communities and Local Government (MHCLG) time to set up the digital infrastructure required for enforcement. Based on official government announcements, here is how the transition is structured:

How does the 1 May 2026 commencement affect tenancies?

To get a clear picture of the transition, you need to look at how the government is handling the convert-all approach. On 1 May 2026, any new tenancy granted will automatically fall under the new rules.

For existing tenancies, the law provides a conversion date where your current fixed-term Assured Shorthand Tenancy (AST) effectively becomes a rolling periodic tenancy.

1. Section 21 Notices: Landlords can no longer serve new Section 21 notices from 1 May 2026.
2. Periodic Tenancies: All tenancies move to a monthly rolling cycle with no fixed end date.
3. Rent Increases: Landlords must use the Section 13 process, limited to once per year.
4. Bidding Wars: Agents and landlords are banned from inviting or accepting offers above the listed price.
5. Pet Requests: Tenants gain a legal right to request a pet, which landlords cannot unreasonably refuse.
6. Notice Periods: Tenants can end a tenancy at any time by giving two months’ notice.
7. Grounds for Possession: Landlords must use strengthened Section 8 grounds (e.g., selling or moving in).
8. Anti-Discrimination: It becomes illegal to have no DSS or no children blanket bans.

What are the new grounds for possession under the Act?

When reviewing cases for landlords, a common pattern is the concern that they will never get their property back.

In practice, the Act replaces Section 21 with expanded mandatory grounds under Section 8. If a landlord wants to sell the property or move back in, they can still do so, provided they follow the new statutory notice periods—usually four months for these specific reasons.

Protected Periods for Tenants

One of the most significant changes for 2026 is the protected period. Landlords cannot use the moving-in or selling grounds to evict a tenant within the first 12 months of a tenancy. This ensures that even though there is no fixed term, the tenant has at least one year of guaranteed security.

• Occupation Grounds: Landlords can reclaim the property for themselves or a close family.
• Selling Grounds: Landlords can evict if they intend to sell, subject to the 12-month protection.
• Rent Arrears: The mandatory ground for arrears increases from two months to three months of debt.
• Student Let Exceptions: Specialist grounds exist to ensure student HMOs can be vacated for the next academic year.

Can landlords still serve a Section 21 notice before May 2026?

Yes. Until the clock strikes midnight on 30 April 2026, the old rules apply. If a landlord serves a valid Section 21 notice in April 2026, it remains enforceable.

This end-of-month deadline creates a significant workload for property owners, often overlapping with the preparations for when does the tax year end and the associated filing requirements for rental income.

However, there is a sunset clause for these notices: if the landlord has not commenced court proceedings by a specific long-stop date (typically three months after the notice expires), the notice will lapse, and they will be forced to use the new system.

Take a typical scenario where a landlord serves a notice on 15 April 2026. Under the current rules, that notice remains valid and legal.

However, if they wait until August 2026 to file for a possession order without having started the process earlier, they may find the court rejects the application because the old world of Section 21 has effectively closed.

FAQ about when will the renters reform bill become law

Is Section 21 abolished for everyone on 1 May 2026?

Yes. The government moved away from the original two-stage rollout. Both new and existing tenancies will transition to the new rules and lose Section 21 functionality on the same day.

Do I need to sign a new contract in May 2026?

No. Your existing Assured Shorthanded Tenancy (AST) will automatically convert into a periodic tenancy by operation of law. Any fixed-term clauses simply cease to have effect regarding the end date.

What is the maximum rent increase allowed?

The Act does not cap rent at a specific percentage but mandates that increases must match market rates. Tenants can challenge unfair increases at a First-tier Tribunal if they exceed local benchmarks.

Can a landlord still refuse a pet?

A landlord can only refuse if they have a reasonable excuse, such as the property being an unsuitable flat in a block that bans animals in its headlease. They can also require pet insurance.

When will the new Landlord Ombudsman start?

The Ombudsman is expected to be operational by late 2026. Once active, all private landlords must join, giving tenants a way to resolve disputes without going to court.

What is the Private Rented Sector Database?

It is a new digital portal where landlords must register themselves and their properties. It is expected to launch in late 2026 to help councils track compliance with safety standards.

Does Awaab’s Law apply to private renters now?

Not yet. While the powers are in the Act, the specific requirements for private landlords to fix damp and mould within strict timeframes are expected to be phased in during 2027.

This shift mirrors how other statutory protections, such as the law on breaks at work 8 hour shift establish a mandatory minimum standard of welfare that cannot be signed away in a contract.

Final Summary and Next Steps

The transition of the Renters Rights Act 2025 marks the biggest shift in the private rented sector for a generation. For tenants, the priority is understanding the 1 May 2026 commencement, which brings immediate protection against no-fault evictions and the end of rental bidding wars.

For landlords, now is the time to audit existing agreements before the new four-month notice periods and 12-month protected terms become the standard.