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# Renters Rights Act - What to expect in May 2026
- URL: https://wisener.net/renters-rights-act-what-to-expect-in-may-2026/
- Published: 2026-01-03T00:00:00.000Z
- Updated: 2026-10-12T18:28:53.000Z
- Description: The Renters’ Rights Act will overhaul renting in England from May 2026. This guide explains key changes, including the end of Section 21 evictions, new tenancy rules, rent controls, and what’s still to come.
- Author: Lee Wisener
- Tags: Renters, Rights,Act, #Import 2026-10-12 18:55

After years of debate, delays, and false starts, the **Renters’ Rights Bill** has finally become law, as most of you know. I need to stop calling it a bill! It’s an Act now, (note to self to remember that!). The changes are significant, but most won’t take effect immediately. Instead, the government has outlined a phased rollout that will run through **2026 and beyond**.

This post explains **what’s changing**, **when it’s happening**, and **what’s still undecided**.

## Where Things Stand Now

The Renters’ Rights Bill received **Royal Assent in October 2025**, becoming the **Renters’ Rights Act 2025**.

However, passing the Act does **not** mean the rules are already in force.

Most reforms require secondary legislation and guidance before they apply. As a result, **nothing major changes for renters or landlords until 2026**.

## Key Implementation Dates

### 📅 October 2025 – The Act Becomes Law

The legal framework is in place, but existing tenancy rules continue to apply for now.

### 📅 1 May 2026 – Core Changes Begin

This is the most important date for renters and landlords.

From this point:

- **Section 21 “no-fault” evictions are abolished**
- **Assured Shorthold Tenancies end**, replaced by open-ended periodic tenancies
- Rent can only be increased **once per year**, using a formal process
- **Rental bidding wars are banned** – properties must be advertised with a fixed rent
- Limits apply to **rent paid in advance**
- Blanket bans on renters with **children or on benefits** become unlawful
- Tenants gain stronger rights to **request a pet**, with refusals needing justification

Existing tenancies will automatically convert to the new system.

### 📅 Late 2026 – Structural Reforms

Later in 2026, the government plans to introduce:

- A **mandatory Private Rented Sector database**
- A **national landlord ombudsman**, with powers to resolve disputes
- Expanded enforcement powers for local authorities

These measures are designed to support the headline reforms introduced earlier in the year.

## Changes Still to Come (No Fixed Dates Yet)

Some widely discussed reforms **do not yet have confirmed start dates**, including:

- **Awaab’s Law** for private rentals (legal repair deadlines for serious hazards)
- Extension of the **Decent Homes Standard** to the private rented sector
- Further court reforms to support the end of Section 21

These are expected later in the **decade**, subject to consultation and regulation.

## **The Bottom Line**

- The law is passed, but **the big changes start in May 2026**
- Section 21 is ending, but **not yet**
- Periodic tenancies will become the default
- Several major reforms are still **to be finalised**

The rental market is entering its biggest transition in decades, just not overnight.