Renters’ Rights Act 2026

Guide to the

Renters’ Rights Act 2026 –

3rd March 2026

 

The Renters’ Rights Act 2026 brings sweeping reforms to England’s rental market, including stronger tenant rights, controlled rent increases, and updated landlord obligations.

Renters’ Rights Act

The Renters’ Rights Act 2025 represents the most sweeping overhaul of private rental law in England in decades. Its core provisions come into force from 1 May 2026, fundamentally changing how tenancies work, ending unfair evictions, and giving tenants stronger protections and greater stability. The changes build upon earlier proposals outlined in the Renters Rights Bill.

What is the Renters’ Rights Act?

The Renters’ Rights Act is a new UK law designed to transform the private rented sector by:

  • Ending “no-fault” evictions
  • Strengthening tenant security
  • Rebalancing rights between landlords and tenants
  • Introducing new fairness and transparency protections

It received Royal Assent in October 2025, and most of its major legal changes come into force in May 2026.

 

Changes from 1 May 2026

1. No More “No-Fault” Evictions

Under previous law, landlords could evict tenants without reason using a Section 21 notice.

From May 2026, Section 21 will be abolished.

Landlords must now provide a valid legal reason (Section 8 grounds) to regain possession, such as:

  • Rent arrears
  • Breach of tenancy agreement
  • Anti-social behaviour

2. Automatic Move to Periodic Tenancies

All existing and new Assured Shorthold Tenancies (ASTs) will automatically convert into open-ended, rolling Assured Periodic Tenancies.

This means:

  • No fixed end dates
  • Tenants can stay indefinitely
  • Tenants must give at least two months’ written notice to leave

3. Limits on Advance Rent

Tenants will no longer be required to pay large upfront rent payments.

For new tenancies:

  • Advance rent can be no more than one month’s rent

4. Rent Increases Limited

Rent increases will be more controlled:

  • Only one rent increase per 12-month period
  • Landlords must give at least two months’ notice
  • Tenants can challenge increases at a tribunal if the rent exceeds fair market value

5. Ban on Bidding Wars and Discrimination

The Act will outlaw:

  • Rent bidding wars (landlords cannot accept offers above the advertised price)
  • Blanket bans on tenants with children
  • Blanket bans on tenants receiving benefits

Each application must be considered individually.

6. Pet Rights

Tenants gain a legal right to request permission for pets.

Landlords must:

  • Consider requests reasonably
  • Provide a valid reason if refusing

This effectively ends a Landlord stating that they have a  “no pets” policy for their properties

 

What have we done to be ready for the changes on 1st May 2026

  • Updated our tenancy agreement to an Assured Periodic Tenancy (APT)
  • Updated all of our relevant processes and standard documentation

 

Future Phases (2026–2035)

While the 2026 reforms focus on tenancy rights and eviction law, later stages may introduce:

  • A Private Rented Sector Ombudsman (expected late 2026)
  • A landlord property and compliance database
  • A new Decent Homes Standard for private rented homes (enforced by 2035)