The Renters’ Rights Act is set to bring the most significant changes to renting in England in over 30 years. It’s the biggest reform since the Housing Act 1988, which still underpins much of today’s tenancy rules.
This guide explains the key updates that are coming, what they involve, and how they could affect tenants. You’ll find information on the end of Section 21 ‘no-fault’ evictions, the new tenancy system, rent protections, pet rights, and more.
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When will the Renters’ Rights Act come into effect?
The government has confirmed that the first set of changes will take effect on 1st May 2026. While not all provisions will start on this date, several key reforms that directly affect tenants will begin then.
From 1 May, tenants can expect:
- No more Section 21 ‘no-fault’ evictions – landlords can no longer ask tenants to leave without a valid reason.
- Fixed-term tenancies will end – most tenancies will roll into periodic agreements by default.
- Limits on rent in advance – landlords will no longer be able to demand excessive upfront payments.
It will also become illegal for landlords to:
- Increase rent more than once a year.
- Encourage bidding wars.
- Refuse to rent to tenants receiving benefits or with children.
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7 important changes to keep in mind
The Renters’ Rights Act is set to bring some major changes to renting in England. Here are the most important updates that could affect your tenancy.
1. Fixed-term tenancies will end
Most tenancies currently start as fixed-term assured shorthold tenancies, which means they have a set length – often six or twelve months – during which both you and your landlord are committed to the agreement.
Under the Renters’ Rights Act, these will be replaced with periodic agreements, which automatically continue on a rolling basis (usually month to month). Rent periods will be capped at one month, and there will be no minimum term.
Landlords won’t be able to request rent from you (or a guarantor) until both parties have signed the tenancy agreement.
They also cannot encourage bidding wars or accept rent above the advertised amount. Once the agreement is signed, landlords can request up to one month’s rent in advance.
👉 What it means for you: This gives you much more flexibility and control over your tenancy. You’ll be able to end your agreement at any time by giving two months’ written notice, rather than being tied to a fixed term. You’ll also benefit from clearer, fairer rules about when and how rent is requested. This change, however, may affect areas like student lettings, where paying several months’ rent in advance has traditionally been common.
2. Section 21 ‘no-fault’ evictions will be abolished
Section 21 notices, which currently allow landlords to evict tenants without giving a reason, will be completely abolished. After 1st May 2026, any eviction will need to go through Section 8, relying on specific legal grounds such as selling the property or moving in a family member.
👉 What it means for you: You’ll have more security and peace of mind. Landlords will no longer be able to evict you without a valid reason. The last day your landlord can serve a Section 21 notice will be 30th April 2026.
3. New rules for rent increases
Landlords will only be able to increase your rent once a year, and they must follow the formal Section 13 process. You’ll also receive at least two months’ notice before any increase, which is double the current requirement.
Existing rent review clauses in your tenancy agreement will no longer apply, and you’ll have the right to challenge a proposed increase at the First-tier Tribunal, free of charge.
If the tribunal finds that the proposed rent is above the market rate, it can reduce the increase or delay it by up to two extra months if raising the rent would cause you financial hardship.
👉 What it means for you: You’ll have more certainty and protection over rent increases. You’ll know in advance when rent may go up, and you have a free, independent way to challenge unfair increases.
4. No more blanket bans on tenants
Landlords will no longer be able to automatically refuse tenants because they receive benefits or have children. They will need to consider each applicant individually, looking at income and ability to pay rather than making assumptions.
Clauses in tenancy agreements, mortgages, or insurance that try to exclude tenants for these reasons could also become invalid.
👉 What it means for you: You’ll have a fairer chance of being considered for a property if you fall under these categories, and landlords will be required to treat all applicants equitably, giving you greater confidence when applying for a home.
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5. You’ll have the right to ask to keep a pet
Tenants will have the right to ask their landlord for permission to keep a pet in their home. Landlords can only refuse for a valid reason, such as a restriction in a higher-level lease. This right applies only to current tenants, not to people applying to rent a property.
👉 What it means for you: You’ll have more flexibility and control in your home, making it easier to enjoy the companionship of a pet without being automatically turned away.
6. A new ombudsman and landlord database to protect tenants
The Renters’ Rights Act will introduce a private rented sector ombudsman, free for tenants whether you’re applying for a home, currently renting, or leaving a tenancy.
Landlords will also be required to register themselves and their properties on a new government database before they can advertise or let a property, likely from late 2026.
👉 What it means for you: You’ll have a simple, independent way to raise concerns or resolve disputes with your landlord without going through the council or taking legal action. The ombudsman’s decisions will be binding, and landlords who repeatedly break the rules could be required to repay rent or face legal consequences. You’ll also be able to check that your landlord is officially registered, giving you greater confidence and peace of mind in your home.
7. Stronger protections against serious hazards in your home
The Renters’ Rights Act is expected to bring protections similar to Awaab’s Law to the private rented sector. Landlords will likely be required to address serious hazards in your home, such as damp or mould, within a stricted, set timeframe.
👉 What it means for you: This will make rental properties safer and healthier, giving tenants confidence that their home meets proper standards. Landlords will also have greater responsibility for maintaining their properties, which should improve the overall quality and safety of homes for rent.
