Law watch: 1 May 2026, the day section 21 went
The first phase of the Renters' Rights Act 2025 commenced in England on 1 May 2026. What changed on that day, who it affects, and which of our guides were updated.
Published 28 September 2026. Checked against the law on 27 September 2026.
What changed
On 1 May 2026 the first commencement phase of the Renters' Rights Act 2025 took effect in England. From that day:
- Section 21 "no fault" notices are abolished, for new and existing tenancies alike. Possession needs a ground in Schedule 2 of the Housing Act 1988.
- Every assured shorthold tenancy became an assured periodic tenancy. Fixed terms fell away; a tenant gives two months' notice to leave.
- Rent rises follow one procedure: a section 13 notice, once a year, with two months' notice.
- No bidding: the advertised rent is the most a landlord may accept.
- No more than one month's rent in advance, and the deposit cap of five weeks' rent continues.
- Pet requests must be considered and refused only for a reasonable reason.
- A written statement of terms (section 16D) before the tenancy starts.
Who it affects
Every private landlord and tenant in England, including tenancies that started before 1 May 2026. Wales and Scotland have their own law and are not covered here.
Still to come
The Private Rented Sector Database switches on region by region from 15 December 2026, and the landlord ombudsman follows it. Both get their own law-watch entry when the dates for each region are published.
What we updated
The landlord guides What changed on 1 May 2026, The assured periodic tenancy and Rent increases, and the tenant guides on notices and rent rises. The audit and the tenant check use the same dates.
This is information about English law, checked on the date shown, not legal advice. For a possession case or a dispute, speak to a solicitor, a landlord association, Shelter or Citizens Advice.
Where this comes from
Questions people ask
Does the 1 May 2026 change apply to a tenancy that started before that date?
Yes. Existing assured shorthold tenancies in England became assured periodic tenancies on 1 May 2026, and section 21 cannot be used for any tenancy after that date.
Did the deposit cap change on 1 May 2026?
No. The cap of five weeks' rent (six weeks where the yearly rent is £50,000 or more) continues from the Tenant Fees Act 2019. What changed is that no more than one month's rent may be taken in advance.
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