From 1st May 2026, the main provisions of the Renters’ Rights Act come into force, fundamentally reshaping how renting works across England.

This is not the gradual shift many anticipated; most core changes take effect immediately for both new and existing tenancies.

At a glance

From the 1st May 2026, the Renters’ Rights Act introduces the most significant overhaul of the private rental sector in decades. Section 21 “no-fault” evictions are abolished, all tenancies move to a rolling structure, rent increases become regulated, and practices such as rental bidding wars and excessive rent in advance are banned.

These changes apply immediately to both new and existing tenancies, fundamentally resetting how renting works across England.  This matters because it shifts the balance of power in the rental market. Tenants gain far greater security and protection from sudden eviction, while landlords face a more regulated environment with stricter legal processes. This shifts the market away from short-term flexibility towards longer-term stability.

The impact is significant, there are about 11 million renters in England.

1.  End of Section 21 Evictions

This is the most significant change.  Landlords can no longer evict tenants without a reason, a valid legal reason.

• All evictions must now use Section 8 (with legal grounds).  This is designed to remove the risk of tenants being forced out without justification.
• Grounds include:
  • Selling the property
  • Rent arrears
  • Anti-social behaviour

2.  End of Fixed-Term Tenancies

All assured shorthold tenancies (ASTs) convert to rolling tenancies (Assured Periodic Tenancies – APTs).

• No fixed end dates
• No minimum term
• Tenancy automatically continues (or rolls) until ended by either Landlord or Tenant
  • Tenants can leave with notice
  • Landlords must use legal possession grounds
  • Landlords must give a minimum of 2 months notice if using Ground 1 or 1A, then a minimum of 4 months notice

3.  Rent Changes Become Controlled

Another important one, rent increases are controlled.

• Rent can only be increased once per year
• Must use a section 13 notice 
• Landlords can only accept a maximum of 1 month's rent in advance
• Landlords must publish a clear asking rent; they must not accept offers above that price

4.  Right to Request Pets

Some stronger rights to tenants where pets are involved.

• Tenants have the right to request to keep a pet
• Landlords cannot unreasonably refuse

In the past, it was fairly much a blanket ban on pets.  Restrictions do apply; for example, if renting a flat in a complex and the rules of the complex do not permit pets, then landlords cannot overrule that, therefore, no pets.

5.  Ban on Tenant Discrimination

This is related to types of tenant, for example;

• Tenants receiving benefits
• Tenants who have children

A longstanding landlord position has been to refuse tenancies to those on benefits.

6.  Stronger Enforcement and Penalties

More power will be given to local authorities.

• Higher fines for non-compliance
• Greater Enforcement ability
• Expanded rent repayment rules

7. What does not start on the 1st May 2026

Some elements of the Act will be introduced at a later date.

• New Private Rented Sector landlord database (register of landlords and properties)”
• Creation of a private rented sector Ombudsman (to resolve disputes between landlord and tenant)
• Extension of the Decent Homes Standard to the private rented sector (expected later, with full implementation potentially taking several years)

The Renters’ Rights Act marks a clear shift in how the private rental market operates. From 1st May 2026, landlords must work within a more structured legal framework, while tenants gain greater security and protection. The flexibility that once defined the sector is being replaced by stability, regulation, and clearer rights on both sides.