The Renters’ Rights Act introduces major updates to rental law in England, the largest in decades. The next set of reforms takes effect on 1 May 2026 and will apply to both new and existing private tenancies, with some provisions also affecting renters in Wales. Industry body, Propertymark, sets out what this will mean for UK tenants.
End of no-fault evictions
Landlords can no longer evict tenants without a legal reason or by using a Section 21 notice.
This means renters cannot be asked to leave simply because a landlord chooses to end the tenancy. Acceptable grounds for eviction now include serious rent arrears, selling the property, or the landlord needing to move in themselves. Notices served before 1 May are subject to a transition period.
All tenancies become open-ended
Fixed-term assured shorthold tenancies will be replaced with assured periodic tenancies, which automatically roll on with no fixed end date.
Renters will not need to sign a new contract for the change. Once the new rules apply, tenants can end their tenancy with two months’ notice, giving more flexibility compared with previous fixed-term agreements.
Limits on rent increases and rent in advance
Rent can now only increase once a year and must follow a statutory process. Landlords are also restricted to asking for no more than one month’s rent in advance.
These changes give renters greater certainty about future costs and prevent large upfront payments when securing a property.
No more rent bidding wars
Landlords and agents are prohibited from accepting offers above the advertised rent.
Renters will no longer be forced to compete by offering higher amounts than listed. All rental ads must present a clear and honest price.
New rights around pets
Renters can request permission to keep a pet, and landlords must consider these requests. Refusals require a valid reason, taking into account the safety and suitability of the proposed animal.
This makes it easier for tenants to keep pets at home while ensuring landlords maintain responsibility for property and other tenants’ safety.
Ban on discrimination in renting
The Act makes it unlawful to refuse a rental application simply because someone receives benefits or has children.
Applicants can expect fairer treatment, with landlords required to assess each application based on relevant criteria and display integrity throughout the process.
What’s not happening yet
Some elements, including a Private Rented Sector Ombudsman and a national landlord register, are scheduled for Phase 2 and Phase 3, set for late 2026 and beyond.
What renters should do now
Propertymark recommends tenants:
Expect a UK Government-approved Information Sheet explaining the changes if your contract extends past 1 May 2026.
Keep records of rent payments and any correspondence with landlords or letting agents.
Clarify any unfamiliar clauses in your tenancy to avoid surprises later.
Plan moves carefully, as new notice periods and rules may affect timing.
Nathan Emerson, CEO of Propertymark, said: “These changes are designed to bring greater fairness, security, and clarity to those who choose to rent, and will prove to be some of the biggest updates seen in law across many decades.
“Understanding how the updated rules will enhance and better protect renters, especially for those who are looking to move into a new or alternative property, is a sizeable undertaking for many. It is important to consider professional guidance from a qualified letting agent to help fully guide you through what can be a daunting process.”
