🔑 Key reforms at a glance
- No more “no-fault” evictions — Section 21 of the Housing Act 1988 will be abolished. Landlords will no longer be able to evict tenants simply by giving notice without a reason.
- Fixed-term ASTs replaced by periodic tenancies — All private sector tenancies will become open-ended (rolling) “assured periodic tenancies.”
- Tenants get more stability & freedom — Tenants can now stay indefinitely (subject to lawful eviction grounds), and can give valid notice (typically two months) to end the tenancy.
- Rent increases regulated — Rent can only be increased once per year, via a statutory rent increase notice, with at least two months’ notice. Rent-review clauses in old ASTs become invalid.
- End of unfair lettings practices — The reforms ban “rental bidding wars,” ban excessive upfront rent payments (e.g. multiple months’ rent in advance), and require landlords/agents to advertise a stated rent.
- Stronger tenant protections and rights — Including non-discrimination against benefit recipients or families with children, requirements to reasonably consider pet-requests, and improved enforcement and oversight by local authorities.
📆 When do changes start?
- The first phase takes effect from 1 May 2026. On that date: Section 21 is abolished; fixed-term ASTs convert to periodic; new eviction/possession grounds apply; rent-increase and tenancy rules update.
- Later phases (2026 and beyond) will bring additional reforms: e.g. mandatory landlord/property registration database, a landlord-tenant ombudsman, and improved property-standards regulations.
