The private rented sector in England is heading for its biggest overhaul in decades after the government confirmed that the Renters' Rights Act will begin on 1 May 2026.
The announcement will see a shift to periodic tenancies, a move that will reshape how student landlords and the wider property sector operate.
Along with no tenancy end date, tenants will also be free to leave with two months' notice.
Landlords need to prepare
Ben Beadle, the chief executive of the National Residential Landlords Association, said: "The announcement of a commencement date for these important reforms is welcome.
"However, a deadline alone is not enough.
"We have argued consistently that landlords and property businesses need at least six months from the publication of regulations to ensure the sector is properly prepared for the biggest changes it has faced for over 40 years."
He added: "Unless the government urgently publishes all the guidance documents and written material needed to update tenancy agreements to reflect the changes to come, the plan will prove less a roadmap and more a path to inevitable failure.
"Without this, landlords, tenants, agents, councils and the courts will be left without the information required to adapt, creating utter confusion at the very moment clarity is most needed."
Tenant eviction reasons
The date also marks the end of Section 21 'no-fault' notices when landlords will no longer be able to evict tenants without a reason.
However, possession is possible when the landlord wants to sell, move in or tackle rent arrears or anti-social behaviour.
Renters will gain the right to challenge above-market increases and keep pets unless a landlord has a valid reason to refuse.
Housing Secretary Steve Reed said: "We're calling time on no-fault evictions and rogue landlords.
"Everyone should have peace of mind and the security of a roof over their head - the law we've just passed delivers that."
He added: "We're now on a countdown of just months to that law coming in – so good landlords can get ready and bad landlords should clean up their act."
The chief executive of Generation Rent, Ben Twomey, said: "This new law is a vital step towards re-balancing power between renters and landlords and should be celebrated.
"Our homes are the foundation of our lives, but for too long our broken renting system has left renters staring down the barrel of poverty and homelessness."
Rent rise restrictions
The list of new legal duties includes prohibiting landlords and agents from raising the rent more than once a year.
They will also not be able to demand more than one month's payment upfront.
Rent bidding wars will be illegal, and landlords cannot refuse an applicant if they receive benefits or have children.
Councils will be responsible for the law's implementation, and they will gain tougher enforcement tools.
These include imposing fines of up to £7,000 for initial breaches and up to £40,000 for repeat offences or serious misconduct.
They will also be able to seek rent repayment orders for tenants.
The government announcement also states that extra funding of more than £18 million is being allocated to help authorities prepare.
More legislation is coming
The Renters' Rights Act will unfold in stages with, from late 2026, two major structural reforms arriving.
A private landlord ombudsman will offer a free route for tenants to resolve disputes without going to court.
And a national database will require every landlord in England to register themselves and their properties, with a phased rollout across England.
A third phase will see the introduction of a Decent Homes Standard to ensure all rented homes are safe, secure and well maintained.
Extending Awaab's Law to private tenants will also be consulted on, forcing swift action where hazards such as damp or mould appear.
Longer-term PRS goals include raising rented housing energy performance levels to EPC C or better by 2030, with exemptions only where appropriate.
Periodic student tenancies start
Simon Thompson, the managing director of Accommodation for Students, said: "At last, student landlords now know when periodic tenancies will come in.
"This shift will redefine how the academic cycle fits into day-to-day management, and the end of Section 21 means planning, communication and documentation will matter more than ever."
He added: "The coming phases of the Renters' Rights Act will add new layers of accountability with the ombudsman and national database, with higher home standards following soon after.
"For student landlords, there are lots of new rules, but the Act should be seen as an opportunity, especially for those offering quality student accommodation."
