From 1 May 2026, the Renters’ Rights Act will bring some major changes for both landlords and tenants.
Let’s walk through the new laws and what they could mean for you.
What is the Renters’ Rights Act (formerly the Renters Reform Bill)?
The government introduced the Renters’ Rights Act to improve and standardise the private renting system. It includes key reforms like abolishing ‘no fault’ evictions and fixed-term contracts.
The first phase comes into effect from 1 May 2026, with plans to roll out more changes up to 2030 and beyond.
What’s changing in 2026?
Here’s a quick breakdown of some key rule changes:
| The old law | From 1 May 2026 |
|---|---|
| Landlords can evict their tenant for no reason under a section 21 ‘no fault’ eviction. | Landlords now need a legal reason, like unpaid rent, to evict their tenant. |
| Landlords can offer a fixed-term tenancy agreement with a set end date. | All tenancies will change to periodic, rolling contracts with no end date. |
| Tenants only need to give one months’ notice to leave a property. | Tenants now need to give at least two months’ notice to leave. |
| There’s no limit on how much rent a landlord can accept in advance. | Landlords can only take one month’s rent as an advance payment. |
| Landlords can increase rent at any time. | Landlords can only increase rent once a year and they have to give two months’ notice. |
| Landlords can say no if a tenant asks to keep a pet in their home without giving a reason. | Tenants can now request to keep a pet, and landlords can only refuse with good reason. |
Find a full guide to the Renters’ Rights Act on the GOV.UK website.
What does the Renters’ Rights Act mean for landlords?
If you’re renting out your property privately, here are some key changes that will affect your rights as a landlord:
Section 21 ‘no fault’ evictions abolished
The old laws meant you could evict your tenant any time without a reason under a section 21 notice.
You’ll now need a legal reason to evict your tenant. For example, if your tenant owes rent or you’re selling the property.
How can landlords evict rule-breaking tenants?
Even though no-fault evictions are ending, you can still evict a tenant who breaks the rules.
You’ll now need to use the updated section 8 process and have a legally recognised reason to do it.
From 1 May 2026, you’ll have to:
- give a valid reason for evicting your tenant
- show evidence
- follow the correct notice period before going to court. This could be two weeks to four months depending on your reason for eviction.
New rules for dealing with rent arrears (unpaid rent)
The minimum threshold for rent arrears has increased from two months to three.
You can now only use unpaid rent as an eviction reason if your tenant has fallen behind on their payments for three full months.
What does the Renters’ Rights Act mean for tenants?
If you’re renting from a private landlord, here’s what the new laws mean for you:
More security with rolling contracts
If you’re on a fixed-term tenancy, this will switch to a periodic rolling contract from 1 May 2026. It’ll happen automatically, so you don’t need to do anything.
That means you can stay in your rented home as long as you’d like.
When you do want to leave, you’ll now need to give your landlord two months’ notice instead of one.
Protection against unfair rent increases
It’s now illegal for your landlord to increase your rent more than once a year.
You can also challenge increases at the tribunal if your rent is raised above the market rate.
The right to keep pets
Has your landlord refused pets in the past?
From 1 May 2026, they can only say no if they have a good reason. This could include things like the property being too small or another tenant in the building having a medical allergy.
Read more about your new rights as a tenant on the GOV.UK website.
How are the new rules going to be enforced?
The Renters’ Rights Act gives councils stronger powers to check that landlords are following the rules. Local authorities can now request documents, gather information and inspect properties more easily.
These new powers will help councils spot and fix any unfair practices in the private renting sector.
What’s coming later in 2026 and beyond?
The new laws will be rolled out in stages, with more changes planned down the line. Here’s a quick look at what’s to come.
Phase 2: new regulatory systems
In phase 2, the government will introduce new systems to monitor the private rented sector.
The first big change is the launch of the Private Rented Sector (PRS) Database, which will roll out from late 2026.
This will be a register of landlords and properties in England. The idea is to help tenants make more informed choices about where they choose to live.
The government will also introduce the PRS Landlord Ombudsman, expected around 2028. This will let tenants raise complaints through an independent service.
Phase 3: raising property standards
Phase 3 of the Renters’ Rights Act will focus on long‑term improvements to the quality and safety of rented homes.
This includes the introduction of the Decent Homes Standard, which is expected sometime after 2030.
The plan is to bring private rented homes in line with the same expectations as social housing – making properties safer and better‑maintained.
Phase 3 will also include the rollout of Awaab’s Law. This will give landlords strict timeframes to fix serious health hazards, like damp and mould.
What about Northern Ireland, Scotland and Wales?
Northern Ireland, Scotland and Wales have separate laws for renting. So, the Renters’ Right Act changes will only apply in England.
If you’re a landlord or tenant in one of these countries, check your local government website to see how the laws are different.
