Landlords · Renters’ Rights Act

Renters’ Rights Act 2025: landlord timeline

Reviewed by the Apex broking team · Last reviewed 2026-10-15

A dated tracker of the Renters’ Rights Act 2025 for private landlords in England, using only dates confirmed by gov.uk and legislation.gov.uk. Last checked: 15 October 2026.

Part of: Landlord insurance

In short

The Renters’ Rights Act 2025 received Royal Assent on 27 October 2025. Its main tenancy reforms took effect on 1 May 2026, ending section 21 evictions and turning assured shorthold tenancies into assured periodic tenancies. Landlord registration on a national database starts on 15 December 2026 and must be complete by 14 November 2027, depending on region. Dates for Awaab’s Law in private rentals and the landlord ombudsman are not yet confirmed.

Renters’ Rights Act timeline at a glance

The Renters’ Rights Act 2025 (legislation.gov.uk) is being brought in over three phases. Every date below has been checked against gov.uk or legislation.gov.uk. Where the government has not fixed a date, we say so rather than guess.

Date	Change	Status	What landlords should do
27 October 2025	Royal Assent for the Renters’ Rights Act 2025 (2025 c. 26) (roadmap, Annex A)	In force	Nothing to do on the day; plan for Phase 1.
27 December 2025	New council enforcement and investigatory powers go live (SI 2025/1354)	In force	Keep certificates, licences and tenancy records ready to produce.
1 May 2026	Phase 1 tenancy reform: section 21 abolished, assured periodic tenancies, new possession grounds, rent and bidding rules, higher penalties (SI 2026/421)	In force	Use section 8 only; use Form 4A for rent increases; publish an asking rent.
31 May 2026	Deadline to give existing tenants the Information Sheet, or written terms for verbal tenancies (MHCLG)	In force (deadline passed)	If you missed it, give it now and keep proof.
Date not yet confirmed (roadmap says 2026)	Financial penalties for Category 1 hazards; MHCLG says fines of up to £7,000 now apply (MHCLG, 8 October 2026)	In force	Deal with serious hazards, especially damp and mould, promptly.
9 October to 18 December 2026	Consultation on extending Awaab’s Law to private tenancies (consultation)	Awaiting date	Review how tenants report damp, mould and repairs.
15 December 2026	’Register your rental property’ database opens, starting in the West Midlands (Housing Hub)	Announced	Check your region’s window below; gather safety certificates.
14 November 2027	Every landlord actively letting must be registered (MHCLG, 9 September 2026)	Announced	Register before your regional deadline.
Date not yet confirmed	Registering empty properties before they are marketed; guidance to follow (Housing Hub)	Awaiting date	Watch for guidance before re-letting.
Date not yet confirmed (government expects 2028)	Mandatory membership of the private landlord ombudsman (roadmap)	Awaiting date	Make sure your complaints process is written down.
2035	Decent Homes Standard applies to private rented homes (policy statement)	Announced	Build condition upgrades into long-term plans.

Phase 1: what changed on 1 May 2026

The Renters’ Rights Act 2025 (Commencement No. 2 and Transitional and Saving Provisions) Regulations 2026 brought the tenancy reforms into force on 1 May 2026 for private assured tenancies (regulation 2). In practice (GOV.UK overview):

Assured shorthold tenancies became assured periodic tenancies, and tenancies can no longer have an end date.
Section 21 is gone. Possession needs a section 8 notice on a valid ground, usually with four months’ notice, and you cannot evict to sell or move in during the first 12 months.
The court only has to grant possession for arrears where the tenant owes three months’ rent.
Rent can rise once a year using Form 4A with at least two months’ notice, and tenants can challenge increases above market rent.
You must publish an asking rent and cannot invite or accept bids above it. You cannot take rent before the tenancy agreement is signed.
You cannot discriminate against tenants who have children or receive benefits, and can refuse a pet request only with a valid reason.
Rent repayment orders can reach two years’ rent, up from one.

The roadmap also confirms that maximum civil penalties for certain housing offences rose from £30,000 to £40,000 from 1 May 2026 (roadmap). For tenancies starting on or after 1 May 2026, tenants must receive certain information in writing, and in most cases the How to Rent guide is no longer needed (Housing Hub).

Phase 2: landlord registration by region

The ’Register your rental property’ service opens on 15 December 2026. You must register yourself and each property, and the annual fee is £65 per property, pro-rated during rollout. Each region gets a three-month window; the deadline depends on where the property is, not where you live, and you can register early (Housing Hub).

Region	Requirement starts	Deadline to register
West Midlands	15 December 2026	14 March 2027
East of England	15 January 2027	14 April 2027
East Midlands	15 February 2027	14 May 2027
South East	15 March 2027	14 June 2027
Yorkshire and the Humber	15 April 2027	14 July 2027
North West	15 May 2027	14 August 2027
North East	15 June 2027	14 September 2027
London	15 July 2027	14 October 2027
South West	15 August 2027	14 November 2027

Properties in Bristol and the rest of the South West are last in line, with a deadline of 14 November 2027.

Phase 3: Awaab’s Law, ombudsman and Decent Homes

Awaab’s Law. The consultation running until 18 December 2026 proposes that private landlords investigate a significant hazard within 10 working days and make emergency hazards safe within 24 hours. No start date has been set (consultation).

Ombudsman. Membership will be mandatory for private landlords; the government expects this in 2028 but has not fixed a date (roadmap).

Decent Homes Standard. The roadmap proposed 2035 or 2037. The January 2026 policy statement settles this: the new standard will apply from 2035 (policy statement).

Related dates outside the Act

These changes are not made by the Renters’ Rights Act but land in the same period.

Date	Change	Status
23 June 2026	Housing Health and Safety Rating System revised from 29 to 21 hazards (MHCLG)	In force
1 October 2026	Digital right to rent checks must use a registered provider (Home Office guide)	In force
1 October 2030	All private tenancies must reach EPC C or equivalent, with spending capped at £10,000 per property; regulations aimed for 2027, subject to Parliament (government response)	Announced

Where the Act applies

The tenancy reforms, database and ombudsman covered here apply to England (MHCLG explainer). Wales and Scotland have their own tenancy law. Existing duties such as gas safety checks, electrical inspections and deposit protection carry on alongside the new rules. If you let through a rent-to-rent arrangement or own a block, check who is the landlord for registration purposes.

How landlord insurance responds to the changes

Rent guarantee and legal expenses. Some wordings were written around fixed terms and section 21. Check that your cover reflects periodic tenancies and section 8 possession, and that you meet its conditions on referencing, right to rent checks and deposit protection (our guide).
Property owners’ liability. Tighter hazard rules mean your handling of damp, mould and disrepair is more likely to be scrutinised if a tenant is injured. Liability cover responds to claims against you, subject to its terms, but not to council fines.
Disclosure. Tell underwriters about licensing, HMO use and any enforcement notices. See our landlord insurance guide and, for Bristol portfolios, landlord insurance in Bristol.

Landlord legal requirements checklist · What landlord insurance does not cover

Sources

Frequently asked

When did section 21 end in England?

On 1 May 2026, when the Renters’ Rights Act 2025 (Commencement No. 2) Regulations brought the tenancy reforms into force for private assured tenancies. Landlords now need a section 8 notice relying on a valid ground.

When do I have to register on the landlord database?

It depends on the region the property is in. Registration opens in the West Midlands on 15 December 2026 and reaches the South West last, on 15 August 2027. Each region has a three-month window, and every landlord actively letting must be registered by 14 November 2027.

When will Awaab’s Law apply to private landlords?

No date has been confirmed. The government is consulting until 18 December 2026, and the responses will shape both the timescales and when the rules start for private tenancies.

What happened to fixed-term tenancies?

From 1 May 2026, existing assured shorthold tenancies became assured periodic tenancies, and new tenancies cannot have an end date. To end a tenancy, a landlord now needs a valid ground for possession under section 8.

When do rented homes need EPC C?

The government has confirmed 1 October 2030 for all private tenancies, with no earlier date for new lets, and a spending cap of £10,000 per property. The regulations still need Parliament’s approval.

Will my rent guarantee policy still work after section 21?

Possibly, but check the wording. Cover drafted around fixed terms and section 21 notices may need updating for periodic tenancies and section 8 grounds. Ask your broker to confirm how claims are handled under the new regime.

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Apex Insurance Brokers Limited is authorised and regulated by the Financial Conduct Authority. Registered in England and Wales, company number 07014570. This page is general information, not legal advice or advice on your individual circumstances, and it does not guarantee that cover will be available or on what terms. Check the official sources linked for the current position.