HomeYour rightsRenters' Rights Act 2025Tracker
The Act is being commenced in stages. This page tracks every key provision, its status, and the date it takes effect. Last updated 16 July 2026.
At a glance
Section 4Affects: tenantDate: 1 May 2026
Removes the landlord's right to evict an assured shorthold tenant without giving a reason. The landlord must use a Section 8 ground instead. In force for the private rented sector from 1 May 2026 (not yet extended to social housing).
Section 1Affects: tenant and landlordDate: 1 May 2026
Existing Assured Shorthold Tenancies convert to a new form of single periodic tenancy. No fixed terms longer than rolling-month basis. In force from 1 May 2026.
Schedule 1Affects: tenant and landlordDate: 1 May 2026
Reworks the existing grounds to include new mandatory grounds (landlord selling, landlord moving in) with longer notice periods and tighter procedural rules. In force from 1 May 2026.
Section 7Affects: tenantDate: 1 May 2026
Limits rent increases to once per year through a new Section 13 process. Tenant can challenge at the First-tier Tribunal. In force from 1 May 2026.
Section 10Affects: tenantDate: 1 May 2026
Tenants have the right to request a pet, and the landlord cannot unreasonably refuse. Pet damage insurance may be required. In force from 1 May 2026.
Section 11Affects: tenantDate: 1 May 2026
Landlords and letting agents cannot accept offers above the asking rent. The advertised rent is the maximum. In force from 1 May 2026.
Section 14Affects: tenantDate: Not yet announced
Mandatory ombudsman scheme for all private landlords, free for tenants to use. Decisions binding on the landlord. Government has published a Phase 2 start of late 2026, but mandatory landlord membership is not expected until around 2028; not yet commenced.
Section 13Affects: tenant and landlordDate: Not yet announced
Public register of private rented homes, landlords and offences. Landlords must register before they can let. Government has published a Phase 2 start of late 2026; not yet commenced.
Section 15Affects: tenantDate: 1 May 2026
Explicit statutory ban on refusing to let to a tenant because they receive benefits or have children, going beyond the existing Equality Act 2010 indirect-discrimination route. In force from 1 May 2026.
Section 18Affects: tenantDate: Not yet announced
Extends the Decent Homes Standard (currently a social-housing concept) to private rentals. Sets minimum legal condition. Phase 3: government consulted on a 2035 or 2037 start and has not yet confirmed a date.
Section 19Affects: tenantDate: Not yet announced
Extends Awaab's Law deadlines (24 hours for emergencies, 10 working days to investigate) to private landlords. Phase 3: government will consult on implementation timescales; not yet announced.
Section 9Affects: tenantDate: 1 May 2026
Landlord can only require up to one month's rent in advance, plus the deposit. Stops abuse of the holding-deposit and advance-rent loopholes. In force from 1 May 2026.
The Act phases in over time, but housing law as it stands today still has Section 11, the Fitness for Human Habitation Act, and Awaab's Law for social tenants. If your landlord is ignoring repairs now, we can help.
By: Support for Tenants editorial team
Last updated:
Reviewed against current housing law for England and Wales as at 16 July 2026. Checked by our SRA-regulated panel solicitors. This is general information, not legal advice for your specific case. Any compensation figures or ranges shown are illustrative only, not a promise; every case is different.
