The Renters’ Rights Act is the biggest reset of England’s rental system in decades. It received Royal Assent in late 2025 and the first major phase comes into force on 1 May 2026. The changes below all begin at that point and apply to existing tenancies as well as new lets. In basic terms, the Act replaces the old fixed-term / no-fault eviction model with a single updated framework for how tenancies run, how they end, and how rent is increased.

Tenancies become rolling by default

From 1 May 2026, fixed end-dates fall away in the private rented sector. Existing assured shorthold tenancies automatically convert into rolling tenancies that continue month to month unless notice is served.

Tenants can end the tenancy with two months’ notice. Landlords cannot end it simply because a contract expires — they must rely on recognised legal possession grounds such as serious rent arrears, anti-social behaviour, selling the property, or the landlord (or close family member) moving in.

Existing and student tenancies

When the reforms begin on 1 May 2026, existing fixed-term tenancies switch into the rolling system automatically. The tenancy continues, but the original end date is no longer what ends it.

Student renting remains possible. Purpose-built student accommodation keeps its academic cycle. Private student HMOs can still turn over each year using a specific student possession ground, provided the landlord follows the correct notice rules at the start of the tenancy.

No more no-fault evictions

Section 21 “no-fault” eviction ends on 1 May 2026. Landlords can still regain possession, but must use the Section 8 system. This means serving a Section 8 notice and relying on one of the approved legal grounds.

The list of Section 8 possession grounds is also being expanded and reorganised under the new system, so landlords will rely on an updated framework rather than the old menu of grounds.

The change is about the route and the reasons — not banning possession. Selling, moving in, or serious breaches by a tenant remain valid grounds. Court processes still apply, and delays can still occur because possession remains a legal procedure.

Rent rises follow one clear route

Rent increases are limited to once per year and must follow the formal Section 13 notice process with at least two months’ warning. Landlords cannot use alternative workarounds or renewal negotiations to raise rent more frequently.

Tenants retain the right to challenge an increase if it appears above local market level.

Bidding wars

From 1 May 2026 it becomes illegal to ask for or accept offers above the advertised rent. Landlords and agents must publish a genuine asking price and cannot encourage renters to compete against each other.

Limits on upfront rent

The practice of demanding large sums of rent in advance is restricted. In most situations landlords are limited to taking one month’s rent ahead of the start of the tenancy, with only narrow exceptions set out in guidance.

Pets

Tenants gain a stronger right to request a pet. Landlords must consider requests individually and cannot refuse without a fair reason. Suitability of the property, building rules, allergies, or the size and type of animal can all be relevant factors.

Landlords can ask for pet insurance instead of a larger deposit, but it is not automatic in every case.

Discrimination rules tighten

Refusing tenants simply because they receive benefits or have children becomes unlawful. Decisions must be based on the tenancy itself, not blanket categories.

Clearer paperwork from the start

Government information sheets and updated guidance support the new system. Key tenancy terms must be documented clearly rather than left informal.

More changes to come

The 1 May 2026 reforms are Phase 1. Later stages introduce a national private rented sector database and a Landlord Ombudsman, expected from late 2026 onwards.

The government also plans to extend a version of the Decent Homes Standard to private rentals. This will cover safety, repair, damp and hazards, and the age and condition of features such as kitchens and bathrooms. Exact benchmarks are still being finalised.

Alongside Decent Homes sits the government’s Warm Homes programme. Rental properties are expected to reach EPC C by 2030, meaning homes should be warmer and cheaper to run. The EPC testing system is being redesigned, so the target rating remains the same but the scoring method may change. Existing certificates are expected to remain valid until they expire.

Links:

Guide to the Renters’ Rights Act

www.gov.uk/government/publications/guide-to-the-re

Implementing the Renters’ Rights Act: roadmap and timeline

www.gov.uk/government/publications/renters-rights-

Renting is changing (plain English overview)

Renting out your property: landlord guidance hub

www.gov.uk/guidance/renting-out-your-property-guid

Warm Homes Plan / energy efficiency reforms

www.gov.uk/government/publications/warm-homes-plan