Renting laws in England are about to change dramatically. With the Renters’ Rights Act now confirmed, both landlords and tenants are preparing for one of the most significant updates to the rental system in decades.
At Ives & Co Solicitors, where we regularly assist clients with residential property and tenancy matters, we know how important it is to understand these new rules early — especially as they come into force on 1 May 2026.
What Is the Renters’ Rights Act?
The Act is designed to strengthen renters’ protections, improve transparency, and modernise how private tenancies operate. It affects everything from eviction rights to rent increases, and its changes will unfold across 2026 and 2027.
Key Changes Taking Effect from 1 May 2026
Here’s a clear breakdown of the first major updates:
1. Abolition of No-Fault Evictions
✔️ Section 21 notices will be removed
✔️ Landlords must provide a valid legal reason to evict
✔️ Evictions will rely on strengthened Section 8 grounds
2. Fixed-Term Tenancies Replaced by Periodic Contracts
✔️ All private tenancies will convert into rolling periodic tenancies
✔️ Most will operate month-to-month
✔️ Tenants can end their tenancy with two months’ notice
3. Rent Increases Limited to Once Per Year
✔️ Only one rent increase permitted annually
✔️ Tenants may challenge unfair or excessive rises
✔️ Clearer rules will govern rent review processes
4. Ban on Rent Bidding and Above-Advertised Pricing
✔️ Landlords and agents must honour the advertised rent
✔️ Rent bidding wars will no longer be allowed
✔️ Application processes become more transparent and fairer
5. Limits on Deposits and Upfront Rent
✔️ Maximum of one month’s rent upfront
✔️ Holding deposits will remain capped
✔️ Intended to reduce the financial pressure of moving
6. Fair Consideration for Pet Requests
✔️ Tenants gain a formal right to request permission for a pet
✔️ Landlords must consider pet requests reasonably and fairly
7. Stronger Protection Against Discrimination
✔️ No exclusions based on children
✔️ No refusals for tenants who receive benefits
✔️ No discriminatory language permitted in advertisements
Further Changes Coming in Late 2026
More reforms follow later in the year.
✔️ The first major update is the launch of the Private Rented Sector Database, a national register of landlords and rental properties. This database will allow tenants to verify exactly who they are renting from, creating far greater transparency across the sector.
🏛️ Another key reform is the creation of a Private Landlord Ombudsman, a free and independent service designed to resolve disputes without going to court. This change aims to speed up conflict resolution and reduce pressure on the court system.
✔️ Further improvements will also focus on new standards for rental homes. These include future measures to tackle issues such as damp and mould, consultations on improving energy efficiency with a long-term goal of achieving EPC C by 2030, and the introduction of a Decent Homes Standard for the private rented sector.
📚 Landlords should begin preparing now. This includes reviewing tenancy agreements, updating processes to support periodic tenancies, planning rent reviews on a once-yearly cycle, and ensuring they understand the revised Section 8 grounds for eviction. Landlords should also create a fair process for handling pet requests, remove any discriminatory language from adverts or screening procedures, and closely monitor upcoming rules relating to energy and safety standards.
🧭 Tenants will see several benefits under the new Act. These include greater security through rolling tenancies, clearer limits on rent increases, stronger protection from discrimination, fairer treatment when requesting permission for pets, and improved routes to resolve disputes through new support services.
Final Thoughts
The Renters’ Rights Act represents a major shift towards a more transparent and balanced rental system. With the first wave of changes arriving in May 2026 and more updates later that year, understanding the new framework will support smoother transitions for both landlords and tenants as the new rules come into force.
