Implementation timeline
1 May 2026 — Core provisions
Section 21 abolished. All new tenancies are periodic. Rental bidding banned. Written tenancy statements required.
Late 2026 — PRS Database & Redress
Mandatory landlord and property registration. Compulsory membership of an ombudsman scheme.
2026–2027 — Awaab's Law & Decent Homes
Emergency hazard response timelines. Extension of Decent Homes Standard to private rented sector.
Your action checklist
Already in force (from 1 May 2026)
Update your eviction process
Section 21 no longer works. You must use Section 8 with valid grounds and documented evidence. Review your process now.
Accept periodic tenancies
Fixed-term ASTs are gone for new lets. All tenancies are now periodic (rolling month-to-month) until ended by either party.
Stop accepting over-asking offers
Rental bidding is banned. You cannot accept or encourage offers above your advertised asking rent.
Issue a written tenancy statement
Every tenant must receive a written statement of tenancy terms before or at the start of the tenancy.
Use Section 13 for rent increases
Rent can only be increased once every 12 months using a formal Section 13 notice. Tenants can challenge at tribunal.
Ensure anti-discrimination compliance
You cannot refuse tenants solely because they have children or receive benefits. This is now explicitly enforced.
Prepare now (coming late 2026)
Gather property data for PRS Database
You'll need: UPRN, property address, your landlord details, and valid certificate records for each rental property.
Budget for Redress Scheme membership
You'll need to join a government-approved landlord ombudsman. Annual fees are expected to be modest but mandatory.
Review hazard response processes
Awaab's Law requires investigation of emergency hazards (damp, mould) within 24 hours. Set up a system to log, respond, and evidence your actions.
Assess property condition
The Decent Homes Standard is being extended to PRS. Ensure your property meets basic condition standards.
Key penalties under the Act
The Act introduced significantly higher civil penalties. These are enforced by local authorities and do not require a criminal prosecution.
| Offence | Maximum |
|---|---|
| Rental bidding | £7,000 |
| No written tenancy statement | £7,000 |
| PRS Database non-registration (first) | £7,000 |
| Redress Scheme non-membership (first) | £7,000 |
| Unlawful eviction | £40,000 |
| Repeat PRS / Redress offences | £40,000 |
| Rent Repayment Order (repeat) | Up to 2 years' rent |
How evictions work now
With Section 21 gone, all possession claims must use Section 8. The Act reformed the available grounds:
- G1: You or family need the property as a home (after 12 months)
- G1A: You are selling the property
- G6A: 3+ months' rent arrears, still outstanding at hearing
- G7A: Anti-social behaviour or criminal activity
- G14: Persistent breach or low-level arrears
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Related guides
Last updated: March 2026. England only. This page does not constitute legal advice.