A Tenant’s Guide to the Renters’ Rights Act
The Renters’ Rights Act introduces important changes for tenants in England from 1 May 2026. It is designed to give renters greater security, clearer rights and stronger protections across the private rented sector.
For tenants, the main changes affect how tenancies work, how rent increases are handled and what protections are in place when renting a home.
What tenants need to know
- Periodic tenancies: From 1 May 2026, most private tenants in England move onto assured periodic tenancies, which means the tenancy rolls on rather than ending on a fixed term date.
- Section 21: Section 21 no-fault evictions come to an end from 1 May 2026, so landlords can no longer ask tenants to leave without relying on a valid legal ground.
- Possession process: If a landlord wants to regain possession of a property, they must now follow the correct legal process and use an approved ground for possession.
- Rent increases: Rent can usually only be increased once a year, not during the first year of a new tenancy, and landlords must give the correct notice in the proper way.
- Rent in advance: Landlords cannot ask for, encourage or accept rent in advance before the tenancy agreement is signed, and once it is signed they can usually only request up to 1 month’s rent in advance.
- Pets: Tenants have the right to ask to keep a pet, and landlords must consider the request and explain their decision if they choose to refuse it.
- Discrimination: Landlords and agents cannot refuse to rent to someone simply because they receive benefits or have children, alongside their wider responsibilities under equality law.
- Rental bidding: Landlords and agents cannot invite, encourage or accept offers above the advertised rent, helping to make the lettings process fairer and more transparent.
What this means for tenants
The new legislation gives tenants more clarity over their rights and more confidence in how the rental process works. It also means renters should expect clearer tenancy information, a more structured approach to rent changes and stronger legal protections when looking for or living in a rented home.
How These Changes Benefit You
More Stability
More Transparency
Better Living Conditions
Stronger Legal Protections
More Stability
More Transparency
Better Living Conditions
Stronger Legal Protections
To stay informed about your rights, check out these related guides
An end to Section 21, no-fault evictions
Enhanced Protection against discrimination for Tenants
Renters' Rights Act FAQs for Tenants
These are some of the most frequently asked questions about the Renters' Rights Act by Tenants and those looking to move into rented accommodation.
The repeal of Section 21 of the Housing Act 1988 signifies the end of “no-fault” evictions. Landlords are no longer permitted to terminate a tenancy without providing a valid legal reason. This reform enhances security for tenants and aims to prevent retaliatory evictions.
No. Under the new Renters' Rights Act legislation, landlords must cite a legitimate ground for possession, such as the intention to sell the property, move in themselves, or address serious rent arrears.
Under the Renters' Rights Act all tenancies will now be periodic by default. This means:
- The tenancy continues indefinitely until the tenant chooses to leave or the landlord regains possession through lawful means.
- Tenants are required to provide a minimum of two months’ notice when vacating the property.
This structure offers greater flexibility and reduces the risk of being bound by long-term contracts that may no longer suit the tenant’s circumstances.
No. Under the Renters' Rights Act rent increases are restricted to once per year and must be reasonable and consistent with prevailing market rates.
- A formal process must be followed.
- Tenants must receive at least two months’ notice of any proposed increase.
Tenants retain the right to challenge excessive rent increases through a tribunal.
No. Under the Renters' Rights Act the legislation strengthens protections against retaliatory evictions. Tenants who report substandard conditions are protected from eviction on that basis.
Landlords must provide credible evidence of their intention to sell or occupy the property. Tenants will be afforded additional time to secure alternative accommodation, thereby preventing misuse of these grounds.
Under the new periodic tenancy system, tenants may terminate their tenancy at any time by providing a minimum of two months’ notice.
In most circumstances, landlords must provide at least four months’ notice and must have a valid legal reason for seeking possession, such as selling the property, moving in, or addressing serious breaches of the tenancy agreement.
The Renters' Rights Act introduces minimum housing standards and establishes a new Private Rented Sector Ombudsman. Tenants may lodge complaints and expect a fair and binding resolution. The legislation also ensures that tenants can report poor conditions without fear of eviction.
- Familiarise themselves with their rights under the new law.
- Maintain records of rent payments and communications with their landlord.
- Report unsafe or substandard conditions without hesitation.
- Stay informed as the bill progresses toward full implementation, anticipated in summer 2025.