RRA 2025 Timeline: Every Key Date Landlords Must Know Before 1 May 2026

Overview

The Renters' Rights Act 2025 received Royal Assent on 27 October 2025. Unlike some legislation that comes into force immediately, the RRA is being rolled out in phases. This gives landlords, tenants, courts, and local authorities time to prepare for each set of changes.

Here is what has happened, what is coming next, and what is still to be confirmed.

Timeline at a Glance

Phase 1: 1 May 2026

This is the big one. From 1 May 2026, the following changes take effect for all new and existing tenancies:

Section 21 Abolished

• No new Section 21 notices can be served after this date
• Section 21 notices served before this date remain valid if court proceedings are issued before a cut-off date (expected to be 6 months after implementation)
• All future possession claims must use Section 8

See our Section 21 guide and Section 8 guide for full details.

New Section 8 Grounds

• Existing grounds are updated with new notice periods
• Ground 1 (landlord moving in) — 4 months' notice, blocked in first 12 months unless prior notice given
• Ground 1A (landlord selling) — new ground, 4 months' notice, same first-year restriction
• Ground 8 (serious rent arrears) — remains mandatory, 4 weeks' notice
• Ground 7A (antisocial behaviour) — 4 weeks' notice, available from day one

Periodic Tenancies

• All new tenancies are periodic from the start
• Existing fixed-term tenancies convert to periodic when their term expires
• Tenants can give 2 months' notice at any time

Rent Increase Rules

• Section 13 is the only valid method for increasing rent
• Rent review clauses in tenancy agreements no longer have effect
• One increase per year maximum, 2 months' notice required
• No increase allowed in the first 12 months
• Tribunal can no longer set rent higher than the landlord's proposed figure

For the step-by-step process, see our Section 13 guide.

12-Month Protected Period

• Most possession grounds blocked in the first year of a new tenancy
• See our detailed guide on first-year protections

Phase 2: Late 2026

The government has indicated that Phase 2 will be implemented later in 2026, though exact dates have not yet been confirmed.

PRS Database

A new national database of private rented properties. Landlords will be required to:

• Register every rental property on the database
• Provide key information including EPC rating, gas safety status, and deposit protection details
• Keep the information up to date
• Pay a registration fee (amount TBC)

Local authorities will use the database to identify non-compliant landlords. Tenants will be able to search it before renting.

Ombudsman

All private landlords will be required to join a government-approved ombudsman scheme. The ombudsman will:

• Handle tenant complaints free of charge
• Make binding decisions
• Order compensation where appropriate
• Publish a record of complaints and outcomes

Membership will be a legal requirement, and failure to join could result in penalties.

Awaab's Law (Private Sector)

Strict timescales for responding to hazards reported by tenants. Originally introduced for social housing, this is being extended to the private sector with timescales to be set by secondary legislation. Read our Awaab's Law guide for what this means in practice.

Phase 3: TBC (2027+)

Decent Homes Standard

The Decent Homes Standard, which currently applies only to social housing, will be extended to the private rented sector. This sets minimum standards for:

• The condition of the property
• Thermal comfort and energy efficiency
• Facilities and services
• Freedom from Category 1 hazards under the Housing Health and Safety Rating System

The implementation date has not been confirmed, and the government has indicated it will consult further before finalising the standard for private landlords.

Key Deadlines to Watch

Last Day for Section 21 Notices

Section 21 notices cannot be served after 1 May 2026. If you are considering a no-fault possession, the notice must be served before that date.

Court Proceedings Deadline

Section 21 notices served before 1 May 2026 will only be valid if court proceedings are issued within a set period after implementation. The exact deadline is expected to be announced in secondary legislation, but is likely to be around 6 months (approximately October 2026).

Existing Fixed-Term Tenancies

Fixed terms that expire after 1 May 2026 will automatically become periodic tenancies under the new rules. No action is needed — the conversion is automatic.

Staying Prepared

The phased rollout means there is time to prepare, but the first phase is significant and imminent. Landlords should:

• Review all tenancy agreements and update them for periodic tenancies
• Familiarise themselves with the revised Section 8 grounds
• Ensure all compliance documents (gas safety, EPC, EICR, deposit protection) are current
• Set up systems to track notice periods and compliance deadlines

Get Let Flow is built around RRA 2025 compliance, with the new possession grounds, notice periods, and first-year protections built directly into the platform.

Key Takeaways

• Phase 1 (1 May 2026) is the critical date — Section 21 goes, new rules begin
• Phase 2 (late 2026) brings the PRS Database and Ombudsman
• Phase 3 (TBC) extends the Decent Homes Standard to private landlords
• Act now: update agreements, check compliance, and prepare for Section 8-only possession
• Watch for secondary legislation confirming Phase 2 and Phase 3 dates