Renters’ Rights Act: What it Means for Renters

The Renters’ Rights Act is now in force, bringing some of the biggest changes to private renting in England for years.

For renters, that means new rules on evictions, rent increases, rental bidding wars and pets. If you already rent, or you’re looking for a new home, here’s what the changes mean for you in practice.

What we know now the Renters’ Rights Act is in force

From 1 May 2026, the first phase of the Renter’s Right Act has brought in some of the biggest changes for private renters in England. These include:

• Scrapping Section 21 powers for landlords and their agents
• Ending assured shorthold tenancies and moving most private rented tenancies onto rolling agreements instead
• Limiting rent in advance, so landlords cannot ask for, encourage or accept rent before the tenancy is signed, and once it is signed they can ask for no more than one month’s rent in advance
• Measures to prevent rents being pushed above the advertised level through bidding wars
• Stronger protection for renters with children or those receiving benefits
• A new right for tenants to ask to keep a pet, with landlords required to consider the request and give a reason if they refuse
• Tighter rules on rent increases

Some other parts of the wider reforms are not in force yet, including the private rented sector database, the landlord ombudsman and future changes to housing standards. Those are being introduced later in phases.

If you are already renting, the biggest change is likely to be greater security. Section 21 ‘no fault’ evictions have now gone, which means landlords need a valid legal reason to evict a tenant. If you need a refresher on rent increases, the old rules are now tighter under the new law.

If you are looking for a new place to rent, the changes are designed to make the process feel fairer. Rental bidding wars should be curbed, large upfront rent demands are more restricted, and renters with children, renters receiving benefits and renters with pets should have a clearer footing than before.

For renters with animals, this will be one of the most noticeable reforms. The law gives tenants the right to ask to keep a pet, and landlords must consider that request properly. If you are renting with pets or wondering whether a landlord can refuse pets, these changes matter.

What this means if you already rent

For most renters, the biggest change is security.

Section 21 ‘no fault’ evictions have now been scrapped. That means your landlord cannot simply ask you to leave without a legal reason using the old Section 21 route. If they want the property back, they now need to rely on a legal ground for possession.

Your tenancy is also likely to be more flexible than before. Most private renters now move onto rolling tenancies rather than the old assured shorthold tenancy system. In simple terms, your tenancy does not just end because a fixed term on paper runs out.

That does not mean landlords can never regain possession. They still can in certain circumstances, such as serious rent arrears, anti-social behaviour, or if they have another valid legal ground. But for renters, the key difference is that the process should now be clearer and harder to use unfairly.

What this means if you’re looking for a new rental home

If you are searching for a place to rent, the changes could make the market feel a little fairer.

One likely benefit is less pressure to overpay. The Act aims to stop so-called bidding wars between rival tenants wanting the same property. In practice, that means landlords and agents cannot invite or accept offers above the advertised rent.

Another important change is the limit on upfront rental payments. The old practice of asking for large sums of rent in advance has been tightened up. For renters trying to budget for a move, that could make the cost of securing a property more manageable alongside the usual rental deposit.

There are also stronger protections if you have children, receive benefits, or want to ask about keeping a pet. None of these changes guarantee that every landlord will say yes, but they do give renters a much clearer footing than before.

What about rent rises?

The Renters’ Rights Act does not bring in rent controls in England. So landlords are not capped to a set percentage or fixed maximum when putting rents up.

What the Act does do is tighten the rules around rent increases. In most cases, landlords can increase the rent only once a year, they must give at least two months’ notice, and renters can challenge an increase if they believe it is above the market rate.

For renters, that means more notice, more consistency and a clearer route to challenge an unfair increase. If you are facing a proposed rise, it may also help to understand your options around rent increases and whether you can negotiate rent.

Rules are different in Scotland, Wales and Northern Ireland, so always check the system that applies where you live.

What might still come later?

While the headline tenancy reforms are now in force, not every part of the wider programme starts on the same day.

Further reforms are due to follow in later phases, including a private rented sector database, a landlord ombudsman, and planned changes to housing standards in the sector. The planned private rented sector database is one example.

So while the biggest renter-facing changes have now arrived, there is still more to come.

Renters Right Act FAQs

Has the Renters’ Rights Act come into force yet?

Yes. The Renters’ Rights Bill received Royal Assent on 27 October 2025 and became the Renters’ Rights Act 2025. The first phase of the reforms came into force on 1 May 2026 in England.

What are the new rules for landlords from May 2026?

From 1 May 2026, landlords can no longer use Section 21 ‘no fault’ evictions for most private rented tenancies. Most tenancies move onto a rolling basis, landlords must follow tighter rules on rent increases, they cannot encourage rental bidding above the advertised price, and they must properly consider tenant requests to keep pets.

Other parts of the Act, including the private rented sector database and landlord ombudsman, are not yet in force and are due to follow later.

Can my landlord increase my rent?

Yes, but there are stricter rules now. In most cases, landlords can increase the rent only once a year, they must give at least two months’ notice, and tenants can challenge an increase if they believe it is above the market rate. You can also read more about rent increases.

Will the Renters Reform Bill apply to existing tenancies?

Yes, in most cases. Existing assured shorthold tenancies in the private rented sector generally move into the new system, becoming rolling tenancies from 1 May 2026. That means the changes are not just for brand-new renters entering the market.

Key takeaways

• The Renters’ Rights Act is now changing how private renting works in England
• Section 21 ‘no fault’ evictions have been scrapped
• Most private renters will move onto rolling tenancies rather than the old assured shorthold tenancy model
• Rental bidding wars should be curbed, making it harder for asking rents to spiral
• Rent in advance is more tightly limited, which may make moving more affordable
• Some parts of the wider reforms, including the private rented sector database and landlord ombudsman, are still to come
• Renters have stronger rights around pets, rent rises and discrimination

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Last Updated: April 30th, 2026