The Renters’ Rights Act is now in force as of 1 May 2026, bringing the biggest change to renting in England in decades. The new law introduces stronger protections for tenants, including the end of ‘no-fault’ evictions, limits on rent increases, and a shift to more flexible rolling tenancies.
For renters, this means greater security, clearer rights, and more control over how long you stay in your home. Landlords can no longer evict tenants without a valid reason, rent can only be increased once per year through a formal process, and practices like rental bidding and excessive upfront payments have been restricted.
This guide breaks down exactly what has changed, how it affects your current tenancy, and what you should do next as a renter in 2026.
The Renters’ Rights Act is a law introduced in England to reform the private rental sector, giving tenants greater security, clearer rights, and stronger protection against unfair practices.
It replaces the previous tenancy system with a simpler, more standardised framework, removing “no-fault” evictions and introducing new rules around rent increases, tenancy agreements, and landlord responsibilities.
From 1 May 2026, the Renters’ Rights Act introduced a new tenancy system for most private renters in England. These changes apply to both new and existing tenancies, replacing the previous rules with a more consistent and tenant-focused framework.
Here are the key changes you need to understand.
Landlords can no longer evict tenants without a reason using a Section 21 notice (no-fault eviction). Instead, they must use specific legal grounds under a Section 8 notice, such as rent arrears or anti-social behaviour, or if they plan to sell or move into the property.
This gives tenants greater protection and reduces the risk of sudden or unfair eviction.
Previously, many tenancy contracts were fixed for 12 months. Now, most fixed-term tenancies have been removed and tenancies have become periodic, meaning they continue on a rolling basis with no fixed end date.
Tenants can leave at any time by giving at least two months’ notice, offering more flexibility if circumstances change.
Landlords can only increase rent once per year. They must use a formal Section 13 notice and provide at least two months’ notice before the new rent takes effect. If a tenant believes the increase is above market rate, they can challenge it through a tribunal.
Landlords and agents cannot require more than one month’s rent in advance before a tenancy begins. This change is designed to reduce financial barriers for renters and prevent excessive upfront costs.
Landlords and agents must advertise a clear asking rent and cannot accept offers above this amount. This removes the pressure of bidding wars on tenants to compete by offering higher rent to secure a property.
Tenants now have the right to request a pet in their rental property. Landlords must consider each request fairly and cannot unreasonably refuse permission. If they do refuse, they must provide a valid reason (such as a lease restriction from a freeholder).
It is now illegal for landlords or agents to refuse tenants based on receiving benefits or having children. Applicants must be assessed on affordability and suitability, rather than blanket restrictions.
The changes introduced on 1 May 2026 fundamentally reshape how renting works in England. Here’s a clear comparison of what’s changed:
The Renters’ Rights Act gives you far more security and control over your tenancy. You can no longer be evicted without a valid legal reason, and you are no longer locked into fixed-term contracts that limit your flexibility. This means you can stay in your home for as long as it suits you, while still having the freedom to leave with proper notice if your circumstances change.
At the same time, the rules around rent and fairness have become clearer. Rent can only be increased once per year through a formal process, you can challenge unfair increases, and practices like rental bidding or excessive upfront payments are no longer allowed. In simple terms, the balance has shifted. Renting is now more predictable and more transparent.
Overall, the Renters’ Rights Act reduces sudden changes and creates a more predictable renting experience, where both rent increases and evictions follow clearer, enforceable rules.
Yes, but only if they have a valid legal reason. Landlords must now use specific Section 8 grounds, give the required notice, and if you do not leave, apply to court with evidence.
Common eviction grounds include:
The 12-month protected period is significant. Your landlord cannot evict you to sell or move in during this time. There are also safeguards against misuse. If they evict you on these grounds, they cannot re-let or re-market the property for 12 months, with penalties for non-compliance.
Rent increases are now standardised and more controlled. Landlords can only increase rent once per year, must use a formal Section 13 notice, and must give at least two months’ notice before the new rent takes effect.
Any increase cannot exceed the current market rate. If you believe it is too high, you have the right to challenge it through the First-tier Tribunal. Importantly, the tribunal cannot increase the rent beyond what your landlord originally proposed, and any increase cannot be backdated.
Scenario: Your rent increases from £1,500 to £1,750 per month.
What happens next:
Possible outcomes:
While the Renters’ Rights Act introduces major reforms, some core principles remain the same. Landlords can still increase rents to market levels, there are no rent caps, and tenants are still expected to meet their obligations, including paying rent on time and maintaining the property. Tenancy deposits are still required and must be protected in a government-approved scheme, with the same rules around deductions and returns as before.
Evictions have not been banned, they have been formalised. If a valid legal ground applies, landlords can still regain possession through the courts. The Act is designed to create a fairer, more structured system, not to remove landlord rights entirely.
The Renters’ Rights Act came into force on 1 May 2026, applying to most new and existing private tenancies in England.
There are a few important transition points to be aware of. Any valid eviction notices served before 1 May 2026 will still proceed under the old rules, and landlords had until 31 May 2026 to provide existing tenants with the government’s official information sheet explaining the changes.
Some elements of the Act, such as the Private Rented Sector Database and Ombudsman scheme, are being introduced later in phases. This means the system will continue to evolve, but the core tenancy and rent reforms are already in effect.
The Renters’ Rights Act marks a clear shift towards a more structured and balanced rental market, giving tenants greater security while setting clearer rules for landlords. Most of the complexity comes down to process. If you understand how rent increases, evictions, and tenancy changes now work, you are already in a stronger position than most.
If you’re unsure how the new rules apply to your situation or need support navigating a change, speaking to a professional can give you clarity and confidence before small issues become bigger ones.
Yes. Most existing private tenancies automatically moved onto the new system from 1 May 2026, unless a valid eviction notice was already in place.
Yes, the Renters' Rights Act came into force on 1st May 2026.
No. Section 21 ‘no-fault’ evictions have been abolished. Your landlord must now provide a valid legal ground and follow the correct notice process.
Yes, but only once per year and using a Section 13 notice. They must give at least two months’ notice, and you can challenge the increase if it is above market rate.
Yes. If you believe the proposed rent is above market value, you can apply to a tribunal. It can reduce the increase but cannot raise it beyond what your landlord proposed.
You need to give at least two months’ notice in writing, unless a shorter period is agreed with your landlord.
Yes, but only under specific legal grounds. They must give at least four months’ notice and cannot use these grounds within the first 12 months of your tenancy.
Not immediately. If they evict you to sell or move in, they cannot re-let or re-market the property for 12 months, or they may face penalties.
No. Fixed-term assured shorthold tenancies have been removed. Most renters now have periodic tenancies with no fixed end date.
No. The Act applies to England. Scotland, Wales, and Northern Ireland have different rental laws.
A periodic tenancy is a rolling rental agreement with no fixed end date that continues until either the tenant or landlord ends it with the required notice.
If you’re unsure how the new rules apply to your situation, or you’re considering your next move, speak to our team for clear, practical advice.
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