Renters' Reform Bill: What Changes for End of Tenancy
The Renters' Reform Bill — now the Renters' Rights Act 2025 — is the biggest change to renting law in England in decades. From 1 May 2026, Section 21 no-fault evictions are abolished, all tenancies become periodic, and you decide when you leave. Here's what that means for your end of tenancy.
The bill went through Parliament and received Royal Assent in late 2025. Most of the key changes — especially for ending tenancies — take effect from 1 May 2026. Until then, the current system mostly stays in place.
This guide focuses specifically on what changes (and what doesn't) when you're moving out. For a full breakdown of your rights at every stage of the process, see our tenant rights when moving out guide.
Section 21 No-Fault Evictions Are Gone
This is the headline change. From 1 May 2026, landlords can no longer serve a Section 21 notice to take back their property without giving a reason.
Under the new law, landlords can only end your tenancy using specific Section 8 grounds — rent arrears, property damage, breach of contract, selling the property, or moving in themselves — and they must prove it in court if you don't leave voluntarily.
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Landlord serves Section 21 — no reason needed
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Two months' notice, then court if you don't leave
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Tenants pressured into rushed move-outs
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Limited time to plan cleaning and inspections
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Landlord must use legal grounds and prove them
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You decide when to leave (two months' notice)
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More time to prepare, clean, and document
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No more surprise evictions mid-tenancy
If you've already received a Section 21 notice, the timing matters — notices served before 1 May 2026 have transitional rules. See our dedicated guide on Section 21 notices and your cleaning obligations for the full picture, including an interactive validity checker.
All Tenancies Become Periodic
Under the Renters' Rights Act, all existing and new assured shorthold tenancies automatically become assured periodic tenancies — rolling monthly agreements with no fixed end date.
This means you're no longer locked into a six or twelve-month fixed term that you can't exit without a break clause or landlord agreement. You give two months' written notice and your tenancy ends. No penalty, no negotiation.
What Changes vs What Stays the Same
The Act rewrites how tenancies end — but it doesn't rewrite what you need to do when you hand back the property. Here's the full breakdown:
What Changes vs What Stays the Same
Tap any item to see the detail and how it affects your end of tenancy.
Section 21 no-fault evictions
Abolished from 1 May 2026Landlords can no longer evict you without a reason. After the cut-off, they must use Section 8 grounds (rent arrears, breach, selling, moving in) and prove them. Notices served before May 2026 have transitional deadlines.
Tenancy type
All tenancies become periodic (rolling monthly)No more fixed terms locking you in. All ASTs convert to assured periodic tenancies. You can leave whenever you want by giving two months' notice — no break clauses, no penalty, no permission needed.
How you give notice
Two months' written notice becomes standardUnder the new system, tenants give two months' written notice to end their tenancy. This is simpler and more predictable than the previous mix of break clauses, fixed-term rules, and different notice periods.
Rent increases
Limited to once per year via Section 13Landlords can only increase rent once per year using a formal Section 13 notice. You can challenge unreasonable increases through a tribunal. No more mid-tenancy surprise hikes buried in contract terms.
Cleaning standards at check-out
Unchanged — match the check-in standardThe Act doesn't rewrite property condition rules. You still need to return the property in the same condition as at check-in, minus fair wear and tear. Inventory, evidence, and the check-in report remain your benchmarks.
Deposit deduction rules
Unchanged — must be justified and evidencedLandlords can still claim from your deposit, but only for genuine loss backed by evidence. Deductions must be reasonable, itemised, and tied to the difference between check-in and check-out condition.
Deposit protection
Unchanged — must be in a government-approved schemeYour deposit must still be protected in DPS, TDS, or MyDeposits within 30 days. Failure to protect it still carries penalties of 1–3 times the deposit. The free dispute resolution service remains available.
Fair wear and tear
Unchanged — still the landlord's costNormal ageing from everyday use (worn carpets, faded paint, minor scuffs) cannot be charged to tenants. This hasn't changed under the new Act — betterment rules and life expectancy calculations still apply.
Dispute resolution
Unchanged — free through deposit schemesIf you disagree with deductions, the deposit scheme's free Alternative Dispute Resolution process is still the primary route. An independent adjudicator reviews evidence from both sides. The burden of proof remains on the landlord.
What This Means for End-of-Tenancy Cleaning
Stronger eviction protections don't mean lower cleaning standards. Landlords still have the right to expect the property back in the same condition as at check-in, allowing for fair wear and tear. If your inventory says the oven was professionally cleaned, the expectation at check-out is that it's returned to the same level.
What does change is the pressure dynamic. With Section 21 gone, you're less likely to feel rushed into leaving at short notice. That extra stability gives you more time to:
Plan properly
Book cleaning around your schedule, not a landlord's deadline.Clean thoroughly
No more panic-cleaning the night before — match the inventory calmly.Fix minor issues
Address small damage, scuffs, or marks before the inspection.Document everything
Timestamped photos and video of every room — your best protection.Under the new system, landlords must rely on clear legal grounds to regain possession — which makes the condition of the property even more important if they're alleging breach or damage. Keeping the property in good shape and cleaning properly at move-out protects you on both fronts: deposit deductions and any possession claims.
The law may be evolving — but deposit disputes still usually come down to cleanliness and evidence. Match the check-in standard. Document everything. Don't leave cleaning until the last 24 hours. For a room-by-room guide, see our end of tenancy cleaning checklist.
What About Tenancies Already Running?
If your AST was signed before 1 May 2026, the old rules apply up to that date — meaning a Section 21 notice could still be effective if served before the cut-off. But after the Act takes full effect, all tenancies convert to periodic and no new Section 21 notices can be served.
If you're renting now and thinking about moving out around or after May 2026, the landscape will look quite different from the one you originally signed up under. The key dates:
Roll-Out Timeline
When each part of the Renters' Rights Act takes effect.
Royal Assent
The Renters' Rights Act 2025 receives Royal Assent, becoming law. Implementation dates are confirmed.
Main provisions take effect
Section 21 abolished. All assured shorthold tenancies convert to periodic. New notice rules apply. Landlords must use Section 8 grounds for possession.
Transition deadline for existing Section 21 notices
Landlords who served a valid Section 21 before 1 May 2026 must start possession proceedings by this date — or the notice expires.
Further provisions (staged)
Additional measures expected to roll out, including a rental ombudsman, a national PRS landlord database, and enhanced enforcement powers for local councils.
What This Means for Your End-of-Tenancy Process
You have more control over timing
You decide when to move out with two months' notice — no more being forced out by Section 21.
Landlords must use legal reasons for possession
No more 'just because' notices. This gives you time to clean, document, and prepare without fear of abrupt eviction.
End-of-tenancy standards still matter
Inventory, cleaning, repairs, and evidence are still key to getting your deposit back — the criteria haven't changed.
Dispute processes remain the same
Deposit scheme ADR, independent adjudicators, burden of proof on landlords — all unchanged.
Looking Ahead (Beyond May 2026)
Some provisions of the Act will roll out in stages through 2026 and beyond. While these don't directly change how you clean or return a property, they signal a broader shift toward transparency and tenant protection:
Rental ombudsman
A new ombudsman service for resolving landlord-tenant disputes beyond deposit issues.National PRS database
A register of private landlords, improving transparency and accountability.Enhanced council enforcement
Local authorities get stronger powers to act against rogue landlords.New onboarding requirements
Tenants must receive standardised information at the start of a tenancy.The Renters' Rights Act rewrites how tenancies end — but not how you return the property. More control over timing, stronger eviction protections, and no more no-fault notices. But inventory, cleaning, evidence, and deposit deduction rules all remain the same. The safest approach hasn't changed: match the check-in standard, document everything, and give yourself enough time to do it properly.
Get the Cleaning Done Right — With a Guarantee
The new rules give you more time to prepare. Use it wisely — professional end of tenancy cleaning with a deposit-back guarantee takes cleaning off the table entirely.
Deni is a seasoned professional with over 10 years of experience in content marketing and vast knowledge in the cleaning business. He specializes in creating engaging content that drives growth and builds brand identity. Passionate about innovation, Deni believes in delivering value through impactful messaging and providing value to readers in a concise and comprehensive manner.
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