Renter's Rights Act - What it is and What it means for you

The private rental sector is set to undergo one of its most significant reforms, with changes being introduced from 1st May 2026. The Renter's Rights Act is a new UK legislation which aims to improve the private renting sector by strengthening protections for tenants.

These upcoming changes will apply to all existing and any new tenancies, excluding social housing.

The end of Section 21 evictions

From 1st May 2026, landlords will no longer be able to serve Section 21 notices.

• Any existing Section 21 notices served prior to 1st May 2026 will remain valid

• 'No fault' evictions will be abolished, and landlords must use valid and legal grounds to evict you

• Eviction will proceed using a Section 8 notice under valid grounds including: rent arrears and antisocial behaviour

• Tenants will be able to end their tenancy at any time by giving two months' notice.

Increases in rent

From 1st May 2026, rent increases will become more regulated.

• Rent can only be increases once a year under the Section 13 Housing Act notice

• These increases must reflect market value

• As a tenant rent increases may be challenged at the First-Tier Tribunal

End of fixed-term tenancies

A fixed term tenancy states that your tenancy will last for a fixed period for example, 24 months. These are currently the most common type of tenancy agreement, known as Assured Shorthold Tenancies (ASTs). After 1st May 2026 all ASTs will be abolished and will convert to Assured Periodic Tenancies (APTs).

These periodic or 'rolling' tenancies will not have a fixed end date, your tenancy will continue until:

• You and your landlord agree to end the tenancy

• You provide your landlord with two months' notice to end your tenancy

• Your landlord provides you with a legal reason and notice to end your tenancy

Rental bidding wars are banned

• Landlords and estate agents must advertise one fixed asking rent only and not encourage, advertise or accept offers above this

• Breaching this rule could result in a penalty charge, starting at £4,000

Updates to anti-discrimination rules

It will become illegal to:

• Implement blanket policies such as 'No DSS' or 'no children'

• Landlords can assess tenants' suitability but cannot refuse solely base on applicants receiving benefits or having children

Pets - Right to request

• Tenants will have the right to formally request permission to keep a pet

• Landlords must consider requests and cannot refuse them outright however, they can require tenants to have pet damage insurance

What does this mean for tenants?

Overall, the Act is designed to provide greater security and fairness for renters, while still allowing landlords to regain possession where there is a genuine and lawful reason. Tenants should familiarise themselves with their new rights and seek advice if they are unsure how the changes affect their tenancy.

For further information please check the Government information sheet.