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.
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.
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
This significantly improves security for tenants.
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
This gives tenants greater flexibility and control.
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
This especially benefits students and lower-income renters previously asked to pay termly or yearly rent upfront.
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
This creates greater predictability and fairness.
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.
This promotes fairness and equal access to housing.
Tenants gain a legal right to request permission for pets.
Landlords must:
Consider requests reasonably
Provide a valid reason if refusing
This effectively ends many broad “no pets” clauses.
These reforms are designed to make renting fairer and more stable.
Tenants can expect:
Greater protection from eviction
Freedom to leave without long fixed terms
Fairer rent negotiations
Better access to housing opportunities
Tenants should also understand how tenant credit scores may impact their rental applications, particularly as landlords place greater emphasis on financial reliability and affordability checks.
All new rights begin from 1 May 2026, so tenants should familiarise themselves with the changes before then.
From May 2026 landlords will need to:
Update tenancy agreements and processes
Ensure eviction notices comply with new standards
Respect limits on advance rent and rent increases
Consider tenant applications fairly
Landlords should review their tenant referencing procedures, complete compliant Right to Rent checks, and use secure Digital ID Checks to ensure all new tenancies meet updated legal requirements.
Landlords may also face future obligations under later phases of the Act.
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)
The Renters’ Rights Act 2026 will reshape how renting works in England, giving tenants more stability and fairness while setting clearer obligations for landlords.
Whether you’re a tenant, landlord, or letting agent, understanding these changes ahead of 1 May 2026 is essential to prepare and remain compliant.
As rental legislation continues to evolve, staying compliant has never been more important. If you’re a landlord or letting agent looking to streamline your tenant referencing, Right to Rent checks, or overall compliance processes, visit LetHQ to see how our digital solutions can support you.
