What Tenants Need to Know About the Renters’ Rights Act

The Renters’ Rights Act introduces a wide range of changes to renting in England, building on the framework first set out by the Housing Act 1988. 

It adjusts the balance of rights and responsibilities in the private rented sector, with a focus on clearer rules, improved standards and more consistent protections for tenants.

This guide explains the key changes that took effect on 1st May 2026, how they work in practice and what they mean for your rights as a tenant in the current rental system.

1. When did the Renters’ Rights Act come into effect?
2. What changes did the Renters’ Rights Act introduce for tenants?

When did the Renters’ Rights Act come into effect?

The Renters’ Rights Act officially commenced on 1st May 2026. As of this date, the system of “fixed-term” tenancies has been abolished. 

Every existing Assured Shorthold Tenancy (AST) has automatically converted into an Assured Periodic Tenancy (APT).

As of May 2026, the law dictates:

• The total abolition of Section 21 ‘no-fault’ evictions: Landlords can no longer ask you to leave without a valid, statutory reason.
• Universal periodic tenancies: All tenancies, including those previously in a fixed term, are now flexible, rolling agreements.
• Strict limits on rent in advance: It’s now illegal for landlords to demand excessive upfront payments.

It’s also now illegal for landlords to:

• Increase rent more than once a year.
• Invite or encourage rental bidding wars.
• Discriminate against tenants receiving benefits or those with children.

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What changes did the Renters’ Rights Act introduce for tenants?

The Renters’ Rights Act has brought several significant changes to how tenancies operate. 

1. Fixed-term tenancies have ended

The era of being “locked in” to a contract for 6 or 12 months is over. All tenancies in England are now periodic agreements, which roll from month to month with no set end date.

This means you have gained more flexibility, and you can avoid situations like staying in a property with a damp problem just because the contract hasn’t ended. You can leave at any time by giving 2 months’ written notice.

To prevent landlords from creating “artificial” fixed terms, rent periods are now capped at one month. This means a landlord cannot demand you pay rent every six months to keep you tied down.

2. Section 21 “no-fault” evictions are abolished

Landlords can no longer use a Section 21 notice to ask you to leave without giving a reason. That route, which previously allowed eviction with 2 months’ notice and no justification, is no longer permitted.

If your landlord wants to end your tenancy, they must use Section 8 and prove a specific legal ground in court. This could include selling the property, moving in themselves or a close family member, or serious breaches of the tenancy, such as significant rent arrears, among other things.

Because a valid reason must now be shown, the process provides more protection against “revenge evictions”, where a tenancy might previously have ended after things like requesting repairs or raising concerns about property standards.

3. New rules for rent increases

Landlords can no longer use “rent review clauses” as part of the tenancy agreement to hike your rent automatically. They must now use the official Section 13 process to increase your rent. 

Keep in mind that your landlord must provide you with at least 2 months’ notice before any increase starts, and it can only happen once every 12 months.

If you think the increase is above the “market rate” (what similar houses in your street are actually renting for), you can appeal to the First-tier Tribunal for free.

The new rent won’t start until the Tribunal makes a decision, and they cannot set a rent higher than what the landlord originally asked for.

4. Strict limits on rent in advance

The Renters’ Rights Act has put a stop to the practice of demanding 6 or 12 months’ rent upfront, which was often used when dealing with students or individuals without a strong rental or credit history.

For all new tenancies, a landlord cannot ask for, or accept, more than one month’s rent in advance (or 28 days’ rent if you pay weekly).

Rent in advance can only be requested after both you and the landlord have signed the tenancy agreement. It’s now a prohibited payment to ask for rent before the contract is legally in force.

While a landlord cannot require more than a month, you can still choose to pay more voluntarily once the tenancy has started (for example, if you prefer to pay quarterly for your own budgeting), but this cannot be a condition of being granted the tenancy.

5. A ban on rental bidding wars

Landlords are now legally required to include a fixed asking price in any written advertisement for a property. The advertised rent now acts as a legal ceiling, not a starting point for negotiations. 

This means it’s now unlawful for a landlord to accept, invite, or even encourage an offer of rent that is higher than the advertised price. They can also no longer “hint”  that your application would be more successful if you offered an extra £100 a month. 

This helps ensure that you’re selected based on your suitability as a tenant, rather than your ability to outbid others in a high-pressure environment. If a landlord attempts to solicit a higher bid, they face a civil penalty of up to £7,000.

6. The right to request a pet

As an existing tenant (though not as a prospective applicant), you have a statutory right under the Renters’ Rights Act to request permission to keep a pet in your home. Your landlord is legally prohibited from enforcing blanket bans on animals in the tenancy agreement and cannot unreasonably refuse your request.

To get the ball rolling, you must submit a written request to your landlord detailing the specific pet you want to keep (including details like its breed, size, and temperament). Once you hit send, strict statutory deadlines apply:

• The 28-day window: Your landlord must respond to you in writing with their decision within 28 days.
• Requests for more information: If your landlord needs more details (such as vaccination records or microchipping proof), they must request this within the initial 28 days. Once you give them the information, they have the rest of the original 28 days or an extra 7 days (whichever is later) to give their final answer.
• Superior landlords: If your landlord is a leaseholder and must ask the freeholder (the superior landlord) for permission, they must submit this request within 28 days. They then have until 7 days after the freeholder makes a decision to give you their final response.

What counts as a “reasonable” refusal?

A landlord must have a solid reason to say no. They cannot refuse simply because they dislike animals or are worried about general, everyday wear and tear. Legitimate grounds for refusal generally include:

• The superior lease: The block’s head-lease or building regulations strictly prohibit pets, and the freeholder has refused to grant an exemption.
• An unsuitable property: The home is clearly inappropriate for the animal’s welfare (e.g., attempting to keep a giant-breed dog in a tiny studio flat with no garden access).
• Severe allergies: Another resident in a shared HMO or a building with a shared ventilation system has a severe, documented medical allergy to animal hair or dander.

You may have read in earlier drafts of the bill that landlords could force tenants to buy a pet damage insurance policy as a condition of keeping a pet. This proposal was officially scrapped before the Act became law.

Your landlord cannot legally force you to purchase pet insurance, and they are strictly banned from charging you “pet rent”, higher security deposits, or one-off “pet fees”. Any physical damage caused by your pet is simply dealt with using your standard five-week security deposit at the end of the tenancy.

7. Stronger protections against serious hazards (Awaab’s Law)

Named after a toddler who died due to mould in social housing, Awaab’s Law now applies to the private sector.

If you report a serious hazard like damp, mould, or dangerous electrics, the landlord is legally required to investigate within 14 days and provide you with a written report. If the hazard is a risk to your health, they must begin the repairs within a further 7 days.

If they fail to meet these deadlines, you can take them to court, and they may be ordered to repay your rent for the period you lived with the hazard.

8. No more blanket bans

It’s now a legal requirement for landlords to treat every applicant fairly. “No DSS” or “No Children” adverts are now unlawful.

This means a landlord cannot reject you just because you receive Universal Credit or have a toddler. They must look at your actual ability to pay the rent based on your total income.

While landlords can still perform referencing checks, they cannot use your status as a parent or benefit claimant as a shortcut to reject your application.

9. A new ombudsman and landlord database to protect tenants

If you have a problem with your tenancy, you no longer need to rely only on the council or go straight to court. Two new systems are being introduced to support dispute resolution and transparency.

A new ombudsman service is planned as a free, independent route for resolving disputes between you and your landlord. It’s intended to handle issues such as unresolved repairs or poor communication, with the ability to require action or award compensation, and its decisions will be binding once fully operational.

Landlords will also be required to register on a Private Rented Sector Database, possibly starting from late 2026. 

This will allow you to check key details before renting, including whether a landlord has faced enforcement action, fines, or restrictions on letting properties.

Final thoughts

The 2026 reforms have established a more structured rental market for everyone. For you as a tenant, the shift to rolling periodic tenancies offers greater flexibility and removes the risk of Section 21 evictions. 

However, the framework remains a two-way street: while landlords are now bound by strict statutory processes for rent increases and property standards, your rights are balanced by the ongoing responsibility to meet the terms of your agreement. 

Ultimately, these changes move the sector toward a more professional, evidence-based relationship for both parties.

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