When Does the Renters' Rights Act Come Into Effect?

Quick answer

The Renters' Rights Act received Royal Assent in 2025 and commenced on 1 May 2026, set by a commencement order from the Ministry of Housing, Communities and Local Government. On that day, every assured shorthold tenancy in England — including the ones already running in Norwich, King's Lynn, Great Yarmouth and across Norfolk — converts automatically to a new periodic assured tenancy. Section 21 ends on the same day, with no grandfathering for existing fixed terms.

What has changed?

The Renters (Reform) Bill was rebranded as the Renters' Rights Act under the current government and pushed through Parliament in 2025. Unlike the previous draft, the new Act does not split commencement between "new" and "existing" tenancies. Instead, it uses a single switch-on model: one appointed day, applied to every assured tenancy in England.

Why the single commencement matters

Under the original Renters (Reform) Bill, there was a two-stage rollout. That was abandoned because it would have created two parallel tenancy regimes for years. The new Act removes that complexity. The trade-off is that landlords have less runway: when the appointed day arrives, the entire portfolio shifts at once.

What the commencement order does

The commencement order will list which sections of the Act come into force on which date. We expect the core sections — periodic tenancies, the end of Section 21, the revised Section 8 grounds, the rent-increase regime, the decent homes standard, the PRS database and the new Landlord Ombudsman — to commence together. Some operational pieces (database registration deadlines, ombudsman scheme rules) may have a short additional grace period built into the order itself.

The expected timing window

At the time of writing, the appointed day is widely expected to fall in 2026. The government has signalled it wants courts, local authorities and the new ombudsman to be operationally ready before pressing the switch. Landlords should plan on the basis that commencement could fall at any point from spring 2026 onwards — and act now rather than wait for confirmation.

What landlords need to do now

You do not need to wait for the commencement order to be laid before Parliament. The following actions reduce your risk regardless of the exact date.

1. Audit every tenancy file

Pull every current AST and confirm you hold: a signed tenancy agreement, the most recent How to Rent guide given at the start, a valid EPC (E or above), a current gas safety certificate, a valid EICR, deposit protection certificates, and the prescribed information served within 30 days of receipt. Anything missing now will block a future Section 8 possession claim.

2. Resolve any deposit problems before the switch

After commencement, Section 21 is gone — and Section 8 grounds will be tightened. If a deposit was protected late or the prescribed information was never served, you cannot fix that retrospectively in a way that restores Section 21. Repay or re-serve in line with current case law (Superstrike, Charalambous, Ayannuga) now while the no-fault route still exists.

3. Update your tenancy agreement template

Your AST template will need clauses removed (any "the tenancy will become periodic on a contractual basis" wording) and clauses added (rent-review mechanism, pets request handling, address for service for England, written statement of terms). Smart Sleep Property's tenancy generator is being updated to ship a compliant template on day one.

4. Prepare a rent-review calendar

Under the Act, rent can only be increased once every 12 months and only via a Section 13 notice with at least two months' notice. Map every property's anniversary date now so you can serve notices in the right order.

5. Brief tenants in writing

Tenants will hear conflicting things in the media. Send a short, factual letter explaining that their tenancy will convert automatically, that nothing changes about their rent or address, and that they have the right to leave with two months' notice from any point.

6. Set up your PRS database account

When the database opens for registration, landlords will need to register every let property and pay a per-property fee. Have your portfolio list, EPCs and certificates in one folder so registration is a 30-minute job, not a week of digging.

Common mistakes to avoid

Assuming fixed-term tenancies are protected

They are not. A 12-month fixed term signed in 2025 converts to a periodic assured tenancy on the appointed day. The fixed term does not "run out" first.

Serving Section 21 too late

A Section 21 notice served before commencement and lodged at court before commencement should remain valid under the transitional rules. A notice served the week before, with proceedings issued after the appointed day, is much more vulnerable. If you need to recover possession on no-fault grounds, file early.

Treating the new rules as Norfolk-specific

The Act is England-wide. Local councils in Norwich and Great Yarmouth will gain selective and additional licensing powers, but the core regime is national.

Front-loading a rent increase

Some landlords are tempted to push rents up just before commencement. That is legal, but if the increase is well above market, the new First-tier Tribunal route will let tenants challenge it after commencement — and the tribunal can only confirm or reduce, not raise.

Forgetting joint tenancies

In a joint tenancy, any one tenant can end the converted periodic tenancy by serving two months' notice. Make sure your records reflect every tenant on the agreement.

FAQ

Has the Renters' Rights Act actually become law?

Yes. The Bill received Royal Assent in 2025. Commencement is now a matter for the Secretary of State by statutory instrument.

Is there a confirmed start date yet?

Not at the time of publishing. The widely briefed window is 2026, with the government signalling it wants the courts and the new ombudsman ready first.

Will my existing fixed-term tenancy continue until its end date?

No. On the appointed day, every assured shorthold tenancy becomes a periodic assured tenancy regardless of where you are in the fixed term.

Can I still serve a Section 21 notice now?

Yes, while the current law applies. Many Norfolk landlords are using the remaining window to regularise problem tenancies. Take legal advice before serving — late deposit protection still bars Section 21.

What happens to a Section 21 notice served just before commencement?

Transitional provisions in the Act preserve notices that are already in the court process at the appointed day, subject to strict conditions. Notices not yet at court are at risk.

Will rents be frozen?

No. The Act does not introduce rent control. It limits how often and by what process rent can be increased, and it gives tenants a tribunal route to challenge above-market increases.

Do I need to re-sign my tenants on new agreements?

No. Conversion is automatic by operation of law. You should, however, issue a written statement of terms reflecting the new periodic tenancy.

Will I need to register on the PRS database before the Act comes into force?

No. Registration opens after commencement and there will be a grace period set out in the commencement order. Have your data ready so you can register on day one.

What if I sell the property?

You can still recover possession to sell, but under a revised Section 8 ground that requires four months' notice and bars re-letting for a set period (currently expected to be 12 months) after possession.

Does this apply in Wales or Scotland?

No. The Act is for England only. Wales operates under the Renting Homes (Wales) Act 2016 and Scotland under the Private Residential Tenancy regime.

References

• Renters' Rights Act 2025, legislation.gov.uk
• MHCLG guidance on the Renters' Rights Act (England), GOV.UK
• House of Commons Library briefing: Renters' Rights Act, parliament.uk
• Ministry of Justice possession statistics, GOV.UK

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*Reviewed by the Smart Sleep Property Editorial Team. This guide is general information for landlords in England, with particular reference to Norfolk. It is not legal advice.*