Renters’ Rights Act
The Renters' Rights Act was passed by Parliament in October 2025. It brings important changes to the private rented sector.
The Government have announced that the first phase relating to tenancy reform will come into force on 1 May 2026. The rest of the Act will follow in further stages.
See a full guide to the Act on GOV.UK
Changes taking place from 1 May 2026
End to section 21 ‘no-fault’ evictions
Section 21 eviction notices will be abolished.
Landlords will no longer be able to evict tenants without a specific, legally valid reason. This will provide greater security for tenants and allow them to challenge poor practice and unfair rent increased without fear of eviction.
End to fixed-term tenancies
Fixed-term assured and assured shorthold tenancies (ASTs) will be replaced by periodic assured tenancies or ‘rolling tenancies’.
Tenancies will roll over until either party choose to end it. Renters will be able to end a tenancy at any point by giving two months’ notice. Landlords will be able to end a tenancy by using a specific, legally defined reason, known as a ‘possession ground’.
Rent increases (within a tenancy)
These will be limited to once a year at the market rate.
Tenants will be able to challenge rent increases with confidence at the tribunal if they feel rent hikes are above market prices.
Advance rent
Landlords will only be able to request a maximum of one month’s rent in advance.
Ending rental bidding
It will be illegal to invite or accept bids above the advertised rent.
End to discrimination
It will be illegal for landlords to discriminate against tenants who receive benefits or have children.
Right to request a pet
Landlords cannot unreasonably refuse a tenant’s request to have a pet.
Changes taking place in late 2026-2027
Introduction of a Private Rented Sector Landlord Ombudsman
A Private Rented Sector Landlord Ombudsman will handle disputes between landlords and tenants. The Ombudsman’s decisions will be legally binding and all landlords will need to register with the scheme.
Private rented sector database
All landlords will have to register their properties on a new national private rented sector database. This aims to improve transparency and enforcement in the rental market.
Meeting the Decent Homes Standard
The Decent Homes Standard will be extended to the private rental sector. This means ensuring properties are:
- safe and well-maintained
- free from serious hazards such as damp, faulty wiring, or poor insulation
- fit for human habitation
- meet Awaab’s Law which requires private sector landlords to address damp and mould issues within set timescales
Read more about Awaab’s Law on the GOV.UK website
How to prepare
Tenants should familiarise themselves with your new rights and prepare for rolling tenancies. Guide to the Renters’ Rights Act on GOV.UK
Landlords will need to adapt their practices to comply with the Act. Read the guidance for landlords and letting agents on GOV.UK
Stay up to date with changes on GOV.UK
