Chapter 1. Overview & Legal Foundation — Post-RRA 2025 World
1-1. The Renters' Rights Act 2025
The Renters' Rights Act 2025 (c.26) received Royal Assent in late 2025 and is the most significant reform of the private rented sector in England since the Housing Act 1988. The substantive tenancy reforms commence on 1 May 2026.
Primary Source:
- Renters' Rights Act 2025: https://www.legislation.gov.uk/ukpga/2025/26/contents
- Government information sheet (2026): https://www.gov.uk/government/publications/the-renters-rights-act-information-sheet-2026
The Act amends the Housing Act 1988 rather than replacing it. The result is a single tenancy type for all new and existing private tenancies (with narrow exceptions), with possession available only on specified grounds.
1-2. The Three Core Reforms
| Reform | Effect from 1 May 2026 | Statutory Basis |
|---|---|---|
| Abolition of Section 21 ("no-fault eviction") | Section 21 of the Housing Act 1988 is repealed. Landlords may no longer end a tenancy without giving a reason | RRA 2025, s.2 |
| Abolition of fixed-term ASTs | All assured shorthold tenancies cease to exist. Existing ASTs convert to Assured Periodic Tenancies (APTs) | RRA 2025, s.1 + Sch. 1 |
| Reformed Section 8 grounds | Schedule 2 of the Housing Act 1988 is revamped with 37 specified mandatory and discretionary grounds | RRA 2025, s.8 + Sch. 2 |
1-3. The Assured Periodic Tenancy (APT)
Under the Act, all new tenancies on or after 1 May 2026 are Assured Periodic Tenancies (APTs). Their key statutory features:
- No fixed term. The tenancy is periodic from day one. The period is monthly or shorter (no period longer than one month is permitted).
- No Section 21. The landlord cannot end the tenancy by giving notice without a reason.
- Tenant flexibility. The tenant may end the tenancy at any time on two months' notice, given in writing.
- Possession only on grounds. The landlord may seek possession only by serving notice under Section 8 of the Housing Act 1988 (as reformed) and proving a specified ground.
- Rent increases regulated. Rent increases are limited to once every 12 months by way of a Section 13 notice; tenants may challenge increases at the First-tier Tribunal (Property Chamber).
1-4. Conversion of Existing Tenancies (1 May 2026)
On the commencement date, almost all existing assured and assured shorthold tenancies (ASTs) automatically convert to APTs. The fixed term, if any, ends; Section 21 ceases to be available; and the new tenant rights apply.
Exception: A tenancy will not convert on 1 May 2026 if a valid Section 21 or Section 8 notice was served before that date and possession proceedings have not yet concluded. In those cases, the tenancy remains an AST until proceedings conclude.
Mandatory landlord disclosure during transition: Between 1 May 2026 and 31 May 2026, every existing landlord must give every named tenant a written Information Sheet explaining the new APT regime and the tenant's rights. The form of the Information Sheet is published by Government:
- The Renters' Rights Act Information Sheet 2026: https://www.gov.uk/government/publications/the-renters-rights-act-information-sheet-2026
1-5. Out-of-Scope Tenancies
The APT regime applies only to assured (now periodic) tenancies in England. The following remain outside scope:
| Tenancy Type | Regime | Why Different |
|---|---|---|
| Welsh residential tenancies | Renting Homes (Wales) Act 2016 — "occupation contracts" | Devolved — Welsh law |
| Scottish private residential tenancies | Private Housing (Tenancies) (Scotland) Act 2016 — "PRT" | Devolved — Scottish law |
| Northern Irish tenancies | Private Tenancies (Northern Ireland) Order 2006 + Private Tenancies Act (NI) 2022 | Devolved — NI law |
| Common law tenancies (rent above £100,000/year, resident landlord, holiday lets) | General contract law + Protection from Eviction Act 1977 | Statutory exclusions in Sch. 1 to HA 1988 |
| Lodger arrangements (resident landlord — excluded tenancies under HA 1988 Sch. 1 para 10) | Common law licence | Not an "assured" tenancy |
| Social housing (council and housing association) | Housing Act 1985 secure tenancy or social housing periodic regime | Public sector regime |
This Bible covers assured periodic tenancies in England only — the predominant private-rental case.
1-6. Why APTs Matter for MmowW Users
Most landlord templates available online were drafted for ASTs and Section 21. From 1 May 2026, those templates are not lawful for new tenancies. Many high-volume providers and stationers' shops will continue to circulate AST templates by inertia. MmowW Scribe maintains a single APT-compliant tenancy template, updated to track every commencement order and any future amendment.
Want to manage your lease compliance automatically? Try Scribe — your business compliance OS. https://mmoww.net/scribe/app/
Quick Decision Matrix
Navigate your lease situation in 5 seconds.
| Your Role | Your Situation | Priority Action | Go To |
|---|---|---|---|
| Tenant | Signing a new lease | Review key terms before signing | Chapter 3 |
| Tenant | Deposit dispute | Know your rights and timelines | Chapter 4 |
| Tenant | Repair or maintenance issue | Understand landlord obligations | Chapter 4 |
| Landlord | First rental property | Registration + legal requirements | Chapter 2 |
| Landlord | Ending a tenancy | Notice periods and procedures | Chapter 5 |
| Landlord | Rent increase | Legal limits and notice requirements | Chapter 4 |
5-second answer: Whether you're a landlord or tenant, start with Chapter 2 for the legal framework, then Chapter 3 for your specific obligations.