The Renters’ Rights Act
The Renter’s Right Act brings significant changes to the private rented sector. The first phase comes into force on 1 May 2026.
About the Renters' Rights Act
The Renters' Rights Act was passed by Parliament in October 2025. It brings significant changes to the private rented sector.
The government have announced that the first phase (part 1 of the act) relating to tenancy reform will come into force on 1 May 2026. The rest of the act will follow in 2 further stages.
Advice for tenants
As a tenant your core rights will change from 1 May 2026, as follows:
- you cannot be evicted without a valid legal reason
- your tenancy will be periodic (rolling) with no fixed end date
- there will be a maximum of 1 rent rise per year, with 2 months notice
- you can challenge unfair rent increases via tribunal
- landlords cannot discriminate based on benefits or having children
- you can request to keep a pet, and refusal must be reasonable
If you need to report a breach after 1 May 2026, contact the following teams:
- for unlawful eviction or harassment, contact our Housing Advice Team
- for property disrepair issues, contact our Private Sector Housing Team
The following elements of the Renters Rights Act are enforced by Trading Standards:
- discrimination based on benefits or children
- rental bidding
- requirement to pay rent in advance
- failure to display rent
To report any of these issues, contact the Citizens Advice Consumer Service.
Advice for landlords
As a landlord, understanding these changes now will help you:
- prepare for a smooth transition
- avoid penalties
- maintain strong tenant relationships
Read the guidance for landlords and letting agents on the GOV.UK website.
What these changes mean
Councils will have greater powers to investigate landlords and enforce compliance.
Higher fines and penalties will be introduced for breaches of rental laws.
Landlords and letting agents should:
- stay up to date with the information on the government website
- be ready to update your tenancy agreements, notices and documents in line with the new requirements
- carry out regular property inspections to ensure ongoing compliance
- develop a clear record-keeping system to track compliance
- consider engaging with professional landlord associations to stay informed and receive guidance
Phase 1 changes, from 1 May 2026
End to section 21 ‘no-fault’ evictions
Section 21 eviction notices will be abolished.
This means that:
- you'll only be able to evict tenants when you have a specific legally valid reason, known as a ‘possession ground’
- within 12 months, landlords can only give notice in limited circumstances, such as rent arrears or antisocial behaviour
- after 12 months, a landlord may only seek possession under defined grounds, such as selling or moving into the property, with 4 months’ notice
End to fixed-term tenancies
Fixed-term assured and assured shorthold tenancies (ASTs) will be replaced by periodic assured tenancies or ‘rolling tenancies’ for private rented homes.
This means that renters will be able to stay in their property until they end the tenancy, or until a landlord serves a valid notice to end it or obtains a court order for possession.
Renters will be able to end the tenancy at any point by giving 2 months’ notice.
Rent increases within a tenancy
These will be limited to once a year at the market rate. Landlords must give tenants at least 2 months' notice of a rent increase. Tenants can challenge increases at the First-tier Tribunal.
Advance rent
Only one month's rent will be payable in advance and landlords will be unable to request payment before an agreement is signed.
Written agreements
All tenancies must have a written contract.
Right to request a pet
Landlords cannot unreasonably refuse a tenant’s request to have a pet.
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.
How to prepare for phase 1
Landlords and letting agents should:
- review your tenant screening process - ensure it complies with non-discrimination rules
- focus only on affordability, references, and credit history when assessing applications
- remove any outdated policies that might unintentionally exclude certain groups
- if you are using an agent, ensure they are following the guidance on your behalf
- landlords and agents will have to publish the asking rent and not accept offers made above this rate
- familiarise yourself with the new possession grounds - understand when and how you can lawfully regain possession
- keep clear records if you plan to sell, refurbish, or move into a property to support any future possession claims
- improve tenant communication
- create a fair and transparent pet policy, balancing tenant need, property upkeep and property suitability
- set up a rent review calendar - plan rent adjustments in a structured way
- ensure rent increases are based on market conditions to avoid disputes
Phase 2 changes - likely to start late 2026
Private rented sector database
All landlords will have to register their properties on a new national private rented sector (PRS) database. This aims to improve transparency and enforcement in the rental market.
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.
How to prepare for phase 2
Landlords and letting agents should:
- sign up for the Private Rented Sector Landlord Ombudsman Scheme and PRS database as soon as available - it will be mandatory
- focus on clear communication with tenants to prevent conflicts before they escalate.
- keep detailed records of maintenance requests and tenant interactions to help resolve disputes
- gather essential documents ahead of time, including your Gas Safety Certificate, Energy Performance Certificate (EPC) and Electrical Installation Condition Report (EICR)
- ensure your records are up to date, as missing documents could lead to compliance issues
Phase 3 - timescale to be confirmed
Meeting the Decent Homes Standard by 2035 with detailed implementation guidance expected later in 2026.
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. The timescale for the introduction of this requirement is to be confirmed.
How to prepare for phase 3
Landlords and letting agents should:
- conduct an inspection, either yourself or with a professional, to identify and fix potential hazards
- budget for necessary repairs, as non-compliance could lead to fines
- respond to tenant repair requests promptly, ensuring you meet the new legal timeframes
- ensure you have a clear process in place for communicating with your tenants
- ensure your tenants know how to contact you should they have a problem and make clear plans for when you go on holiday or have any unexpected absences such as sickness