The Renters' Rights Act 2026: Everything Tenants Need to Know

The Renters' Rights Act 2025 — commonly referred to as the Renters' Rights Act 2026 because its main provisions take effect on 1 May 2026 — is the most significant reform to private renting in England in over a generation. It fundamentally changes eviction rules, tenancy structures, rent increases, and landlord obligations. Whether you are a current tenant or about to sign a new lease, here is everything you need to know.

Section 21 "No-Fault" Eviction Is Abolished

The headline change: from 1 May 2026, Section 21 of the Housing Act 1988 is repealed. Landlords can no longer evict tenants without giving a legally recognised reason. Any Section 21 notice served after 30 April 2026 is invalid, and serving one is a civil offence punishable by a fine of up to £7,000. If a landlord served a Section 21 notice before 1 May 2026, they must start court proceedings by 31 July 2026 — after that date, the notice becomes void. This single change ends decades of insecurity for millions of private renters in England.

All Tenancies Are Now Periodic

From 1 May 2026, all assured shorthold tenancies (ASTs) automatically convert to assured periodic tenancies. No new fixed-term tenancies can be created in the private rented sector. Every tenancy is now rolling, with no end date. Tenants can end their tenancy by giving 2 months' notice at any time. Fixed-term clauses in existing agreements become void. This means tenants are never locked in, while landlords must use the legal grounds under Section 8 to regain possession.

New Eviction Grounds Under Section 8

With Section 21 gone, all evictions must now use Section 8 of the Housing Act 1988, which requires the landlord to prove a specific legal ground. The Act introduces important new grounds:

• Ground 1A (Landlord selling): The landlord intends to sell the property. Requires 4 months' notice and cannot be used in the first 12 months of a tenancy.
• Ground 4A (Student accommodation): For purpose-built student HMOs, allowing landlords to regain possession for the next academic cycle.

Existing grounds are also reformed. The mandatory rent arrears threshold under Ground 8 increases from 2 months to 3 months, with 4 months' notice required. Crucially, late Universal Credit payments are excluded from the arrears calculation, protecting tenants from eviction caused by government payment delays.

12-Month Protection Period

Tenants cannot be evicted under the landlord-initiated grounds (such as selling or moving in) during the first 12 months of a tenancy. This gives every new tenant at least a year of security. The protection applies from the start date of the tenancy, not from the date the Act comes into force.

Rent Increases — Once Per Year, No Bidding Wars

All contractual rent review clauses are void from 1 May 2026. Rent can only be increased through the statutory Section 13 process (Form 4A), and only once every 12 months with at least 2 months' notice. The First-tier Tribunal can no longer set a rent higher than the amount the landlord proposed. Increases cannot be backdated. Bidding wars between prospective tenants are banned, with a civil penalty of up to £7,000 for landlords who encourage them. Landlords also cannot demand more than 1 month's rent in advance.

Pets Are Allowed

Tenants have the right to request permission to keep a pet, and landlords cannot unreasonably refuse. If a landlord does not respond within 42 days, consent is deemed granted. Landlords can require the tenant to take out pet damage insurance, but they cannot impose a blanket ban on pets. This is a significant cultural shift for the English rental market, where "no pets" clauses have been standard for decades.

Discrimination Is Banned

It is now unlawful for landlords or agents to refuse to let to a tenant because they receive benefits or have children. "No DSS" and "no children" policies are explicitly prohibited, with enforcement through the county courts and potential fines. This brings the private rented sector in line with broader anti-discrimination principles.

The PRS Database and Private Rented Sector Ombudsman

Two major new institutions are being established. The Private Rented Sector (PRS) Database will require all landlords to register their properties and provide key information (safety certificates, rent levels, enforcement history). Tenants will be able to search the database to check their landlord's compliance record. The Private Rented Sector Ombudsman will provide a free, independent dispute resolution service for tenants — an alternative to court action for complaints about repairs, deposits, and landlord conduct. Both institutions are expected to be operational by late 2026 or early 2027.

What Tenants Should Do Now

If you are a private tenant in England, the Renters' Rights Act strengthens your position significantly. Check that any notice you receive from your landlord is valid under the new rules — many landlords and agents are still using old-style notices that have no legal effect. If you are asked to sign a fixed-term tenancy after 1 May 2026, it is not enforceable. If your landlord tries to increase your rent outside the Section 13 process, the increase is void. Know your rights, keep records, and seek advice from Shelter, Citizens Advice, or tools like Case Buddy if you are unsure.

The Renters' Rights Act does not solve every problem in the private rental market, but it gives tenants in England a level of legal protection that is genuinely unprecedented. The key is knowing what the law says and being prepared to enforce it.