Renters’ Rights Act to offer more protection for tenants

The first phase of the Renters' Rights Act comes into effect on Friday 1 May 2026, bringing significant changes to the private rented housing sector for landlords, letting agents and tenants. 

The Renters’ Rights Act will offer greater protection for tenants by giving councils more powers to investigate landlords and enforce compliance, alongside the introduction of higher fines and penalties for breaches of rental laws. 

Learn more about the Renters’ Rights Act. 

Tenants 

Core rights changing for tenants from Friday 1 May will mean:

• 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 

Tenants can find details on our Renters’ Rights Act webpage about getting support with any breaches of these rights.

Landlords and letting agents

As a landlord, understanding the changes being introduced through the Renters’ Rights Act will help you avoid penalties and maintain strong relationships with your tenants. Landlords and letting agents should: 

• stay up to date with information about the Renters' Rights Act on the government website 
• update 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 

Landlords must also provide tenants with the government’s official Information Sheet explaining how their tenancy has transitioned to the new system by Sunday 31 May 2026. 

If the tenancy is entirely verbal, landlords must provide a written record of specific terms by 31 May 2026.  

There are specific requirements for landlords of student properties to serve a written statement by 31 May 2026 if they are intending to use the new ‘Ground 4A’ to repossess property for new students. 

We’ll be working closely with landlords and tenants across the city and will have a greater role in the enforcement of breaches of the legislation where required. 

This will include Civil Penalties to landlords who have breached the legislation by not complying with notice periods, required information to tenants or not following process around rent increases.  

Security, stability and support

Councillor Gill Williams, Cabinet Member for Housing, said: “We have a high proportion of privately rented homes in Brighton & Hove, and in some wards more than half of homes are privately rented. 

“The changes being brought in through the Renters’ Rights Act will offer more security, stability and support for tenants and enable us to take action if landlords fail to manage their properties or tenancies appropriately.

“We welcome these important changes which will help to make the sector fairer for tenants. This legislation will be supported locally through our new Private Sector Housing Enforcement Policy.

“A key focus for our Housing Advice and Homelessness services is early intervention and support for tenants to prevent homelessness as the earliest opportunity. We encourage tenants who may be concerned about possession action, rent increases or the impact of the Renters’ Rights Act to get in touch with the team.”

Get help if you're worried about losing your home or are homeless.

Enforcement

The following elements of the Renters’ Rights Act will be enforced by Trading Standards:

• discrimination based on benefits or children
• rental bidding
• requirement to pay rent in advance
• failure to display rent

Trading Standards Officers will also be visiting all letting agents in the city to ensure they are aware of their new obligations under the Renters’ Rights Act and are supporting their landlord customers to comply with the new requirements.

Next steps

Phase 2 is likely to start later in 2026. 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. 

A Private Rented Sector Landlord Ombudsman will be introduced to handle disputes between landlords and tenants. The ombudsman’s decisions will be legally binding and all landlords will need to register with the scheme. 

The timescale for rolling out phase 3 of the Renters’ Rights Act is to be confirmed. This phase will include extending the Decent Homes Standard to the private rental sector, ensuring properties are: 

• safe and well-maintained 
• free from serious hazards such as damp, faulty wiring or poor insulation 
• fit for human habitation 

Awaab’s Law will also be extended to the private sector as part of  phase 3. This will require landlords to address damp and mould issues within set timescales.