The Landlord Deadline Diary

Renters' Rights Act 2025 receives Royal Assent

The Renters' Rights Act 2025 (c. 26) became law. Nothing changed for tenancies on this date — the reforms take effect in phases from 1 May 2026 — but this is the Act every deadline below flows from.

Source: Renters' Rights Act 2025, Act as enacted (c. 26)

New tenancy system in force in England

Existing assured shorthold tenancies converted to the new periodic assured system, Section 21 was abolished for new notices, rent in advance is capped at one month for tenancies starting on or after this date, and rental bidding above the advertised price is banned. Possession now needs a Section 8 ground; rent increases go through the Section 13 process.

Source: Renters' Rights Act 2025, Act as enacted (c. 26) · GOV.UK guidance, Renters' Rights Act 2025 collection · Housing Act 1988, Section 21 (abolished for England by the Renters' Rights Act 2025)

Rent increases: Section 13 notice only, once per year

From 1 May 2026, rent on an assured tenancy in England can only be increased through a Section 13 notice, at most once a year, with the tenant able to challenge the proposed rent at the First-tier Tribunal. Rent review clauses in existing agreements no longer bite.

When the clock starts: The next time you want to increase the rent on any tenancy — the new rules already apply.

Source: Housing Act 1988, Section 13 (rent increases, as amended) · GOV.UK guidance, Renters' Rights Act 2025 collection

Register yourself and your properties on the PRS Database

The Act creates a national Private Rented Sector Database. Landlords will be required to register themselves and their rental properties before marketing or letting them once the duty is commenced. Registration remains the landlord's legal duty even where an agent manages the property.

When the clock starts: Once the Private Rented Sector Database opens for registration — exact windows are expected to be announced in late 2026. We will email subscribers when a date is published.

Source: Renters' Rights Act 2025, Act as enacted (c. 26) · GOV.UK guidance, Renters' Rights Act 2025 collection

Join the Private Rented Sector Landlord Ombudsman scheme

The Act requires private landlords in England to join a new landlord ombudsman scheme once it is established, giving tenants a route to binding complaint resolution. Membership applies whether or not you use a managing agent.

When the clock starts: Once the scheme opens to landlord registration — no date has been published yet.

Source: Renters' Rights Act 2025, Act as enacted (c. 26) · GOV.UK guidance, Renters' Rights Act 2025 collection

Meet the Decent Homes Standard

The Act provides for a Decent Homes Standard to apply to privately rented homes in England for the first time. The detailed standard and the date it starts to apply will be set in regulations.

When the clock starts: Once applied to the private rented sector by regulations — no commencement date has been published yet.

Source: Renters' Rights Act 2025, Act as enacted (c. 26) · GOV.UK guidance, Renters' Rights Act 2025 collection

Awaab's Law hazard timescales extend to private tenancies

The Act provides for Awaab's Law — fixed timescales for investigating and fixing serious hazards such as damp and mould — to be extended to the private rented sector by regulations. When commenced, missing the timescales will be enforceable against landlords.

When the clock starts: Once extended to private tenancies by regulations — no date has been published yet.

Source: Renters' Rights Act 2025, Act as enacted (c. 26) · GOV.UK guidance, Renters' Rights Act 2025 collection

Last day for possession claims relying on a pre-1 May 2026 Section 21 notice

Under the transitional arrangements, a Section 21 notice validly served before 1 May 2026 can only be relied on if your possession claim reaches court by 31 July 2026. After that the notice lapses and possession needs a Section 8 ground instead.

Source: Renters' Rights Act 2025, Act as enacted (c. 26) · GOV.UK guidance, Renters' Rights Act 2025 collection · Housing Act 1988, Section 21 (abolished for England by the Renters' Rights Act 2025)