Registry
Renters' Rights Act 2025: what is in force today
An Act does not come into force when it is passed. This one commenced in pieces, by statutory instrument, over more than a year — which is why “is section 21 gone?” has had a different correct answer in December, in April and in May.
Every row is read from a commencement instrument or from section 145 itself, and carries the citation. Verified against legislation.gov.uk on 12 August 2026.
In force (5)
Assured tenancy reform — the whole of it
1 May 2026Part 1, Chapter 1 (assured tenancies), for tenancies other than social housing
Section 21 is gone, tenancies are periodic by default, and a fixed-term assured shorthold could not be created on or after this date. Possession runs on a ground, on the prescribed Form 3A.
The other 1 May provisions
1 May 2026The provisions listed in SI 2026/421, regulation 3
The same instrument commenced a further set of provisions on 1 May 2026, alongside transitional and saving rules for rent reviews, Ground 1A, Ground 4A notice periods and offences committed before that date.
Definitions used by the enforcement regime
27 December 2025Sections 63, 99, 100(1), 100(5), 100(6); Schedule 4 Part 1, paragraphs 1 and 9
The first commencement instrument switched on definitions rather than duties — "residential landlord", "residential tenancy", what counts as marketing a dwelling, and "qualifying residential premises". Machinery the later provisions rely on.
Tenancies that cannot be assured tenancies
Part 1, Chapter 2
Commenced automatically by the Act itself rather than by regulations: section 145(5) brings Chapter 2 of Part 1 into force at the end of two months beginning with the day the Act was passed.
Investigatory powers for enforcement authorities
Part 4, Chapter 3, and sections 59 and 110
Also commenced by section 145(5) rather than by regulations, on the same two-month timetable.
Dated, not yet in force (1)
Regulations have been made and a timetable appointed, but the duty does not bind anyone yet. The date shown is when the provision starts to apply, not a deadline — deadlines follow region by region and are set out in the citation.
The Private Rented Sector Database
from 15 December 2026Part 2, Chapter 3
Dated, not yet in force. The Register Your Rental Property service opens on 15 December 2026 and rolls out region by region over 12 months, the West Midlands first with a 14 March 2027 deadline; every in-scope property in England by 14 November 2027. Nobody is in breach today.
Awaiting commencement (4)
These appear in neither commencement instrument we have identified. That means no appointed day has been found — not that the provision has been dropped, and not that one will not be appointed shortly. Check the citation before relying on this either way.
The landlord redress scheme (the PRS Ombudsman)
Part 2, Chapter 2
Neither commencement instrument identified brings this into force. The duty to be a member of an approved scheme starts when regulations appoint a day.
The Decent Homes Standard in the private rented sector
Part 3
Neither commencement instrument identified brings this into force.
Rental discrimination — Wales
Part 1, Chapter 4
Not on the Secretary of State’s timetable at all: Chapter 4 commences on a day appointed by Welsh Ministers, so Wales can diverge from England on this.
Rental discrimination — Scotland
Part 1, Chapter 5
Commences on a day appointed by Scottish Ministers.
Sources
- Renters' Rights Act 2025
- Renters' Rights Act 2025, section 145 (commencement)
- The Renters' Rights Act 2025 (Commencement No. 1) Regulations 2025, SI 2025/1354
- The Renters' Rights Act 2025 (Commencement No. 2 and Transitional and Saving Provisions) Regulations 2026, SI 2026/421
- The Private Rented Sector Database Regulations 2026 (made 9 September 2026) — not yet listed on legislation.gov.uk at 13 September 2026
- NRLA — Landlord database: rollout to start in December (9 September 2026)
What the Act did not change → · Section 21 and what replaced it → · Check your agreement free →