If you rent or let a home in England, the Renters’ Rights Act 2026 has already changed the rules you live by. The headline shift arrived on 1 May 2026, when no-fault Section 21 evictions were abolished, fixed-term tenancies ended, and almost every existing tenancy converted to a rolling periodic arrangement. In practice, that means stronger security for tenants and a different set of obligations for landlords.
A quick note on the name: the legislation is formally the Renters’ Rights Act 2025, which received Royal Assent on 27 October 2025. Most people search for it as the Renters’ Rights Act 2026 because that is when the main reforms took effect. This guide explains what actually changed, what is still to come, and what it means for you.
What is the Renters’ Rights Act?
The Act is the biggest overhaul of the private rented sector in England since the late 1980s. According to the House of Commons Library, around 4.7 million households, roughly 11 million people, rent from a private landlord, making this the second-largest form of tenure at about 19% of all households.
The reforms are being introduced in phases rather than all at once. The first and most significant phase landed on 1 May 2026, with further measures, including a new landlord database and an ombudsman, following later.
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What changed on 1 May 2026
The commencement date brought in the core tenancy reforms for both new and existing tenancies. The main changes were:
- Section 21 no-fault evictions were abolished. Landlords must now use a valid ground under Section 8 to seek possession.
- Fixed-term assured shorthold tenancies ended and converted to assured periodic tenancies that roll on with no fixed end date.
- Tenants can leave by giving two months’ notice, or less if the agreement allows.
- Rent can be increased only once a year, and only by serving a formal Section 13 notice, which tenants can challenge at the First-tier Tribunal.
- Landlords cannot require more than one month’s rent in advance once a tenancy is under way.
Here is how the position compares before and after the reform:
| Feature | Before 1 May 2026 | After 1 May 2026 |
|---|---|---|
| Tenancy type | Fixed-term assured shorthold | Rolling assured periodic |
| No-fault eviction | Section 21 available | Abolished |
| Ending by tenant | Often tied to fixed term | Two months’ notice |
| Rent increases | Various routes | Once a year via Section 13 |
| Rent in advance | Larger sums common | Capped at one month |
For more info: the House of Commons Library’s overview of renters’ reform in England sets out the changes and the timetable in detail.
Possession: how landlords regain a property now
With Section 21 gone, landlords rely on the grounds for possession in Section 8 of the Housing Act 1988, which the Act expanded and amended. Some grounds are mandatory and some discretionary, and most now carry longer notice periods than before.
Two points stand out for anyone following the changes:
- The rent arrears ground was tightened, so a tenant generally needs to be around three months in arrears before that mandatory ground applies, with a longer notice period than previously.
- New grounds were introduced, including one for a landlord who genuinely intends to sell, and one covering student lets, though some grounds cannot be used in the first twelve months of a tenancy.
The effect is that landlords can still recover their property where there is a genuine reason, but they must evidence it and follow the correct process rather than ending a tenancy without cause.
The Information Sheet deadline
Landlords with tenancies that were already running on 1 May 2026 had a specific duty attached to the switch. They were required to give existing tenants a government-produced Information Sheet explaining the new rules by 31 May 2026.
This was not optional. Failing to provide it can amount to an offence carrying a civil penalty of up to £7,000, so it is one of the compliance points landlords have watched most closely. New tenancies must instead include the required written statement of terms.
Other protections in the Act
Beyond tenancy structure and possession, the Act strengthened several everyday protections for renters:
- Rental bidding. Landlords and agents must state a proposed rent and cannot invite or accept offers above it.
- Discrimination. It is unlawful to refuse a tenant simply because they receive benefits or have children, and income must be assessed fairly.
- Pets. Tenants have a strengthened right to request a pet, and a landlord must not unreasonably refuse.
These measures do not remove a landlord’s ability to run proper affordability and referencing checks. They are aimed at stopping blanket bans and practices that pushed rents up or shut certain groups out.
What is still to come
The 1 May 2026 changes were phase one. Several major elements are being introduced later through further regulations, so the full picture will keep developing. The broad sequence is as follows:
- May 2026. Core tenancy reforms, the end of Section 21, and periodic tenancies take effect.
- Late 2026 into 2027. A new Private Rented Sector Database is rolled out, giving tenants information and helping enforcement.
- Around 2028. A new Landlord Ombudsman service is expected to launch, offering a route to resolve disputes without going to court.
- Later phases. A Decent Homes Standard for private rentals, and a planned extension of Awaab’s Law on hazards such as damp and mould to the private sector, are due to follow, with timing to be confirmed.
Because the detail of later phases depends on secondary legislation, exact dates can move. If a specific measure matters to you, it is worth checking the current position rather than relying on early estimates.
Practical steps to take now
The reforms are already in force, so the useful question is what to do about them rather than whether they will happen. A few sensible actions apply on both sides of a tenancy.
If you are a tenant, it is worth doing the following:
- Keep a copy of any Information Sheet or written statement of terms you were given, as it sets out your position.
- Note that you can now leave with two months’ notice, which gives you more flexibility than a fixed term did.
- Check any rent increase arrives via a proper Section 13 notice, and remember you can challenge one you think is unfair.
If you are a landlord, the priorities are slightly different:
- Make sure existing tenants received the Information Sheet by the 31 May 2026 deadline, and that new tenancies include the required written terms.
- Familiarise yourself with the Section 8 grounds and their notice periods, since these are now your only route to possession.
- Diarise the later phases, particularly the database and ombudsman, so you are ready as further duties come into force.
Taking these steps early avoids the two most common risks under the new regime: tenants losing out because they did not know their rights, and landlords facing penalties for missing a compliance deadline.
What it means for you
For tenants, the practical upshot of the Renters’ Rights Act 2026 is more security and more predictable costs. You cannot be evicted without a valid reason, your rent can rise only once a year through a formal process you can challenge, and you can leave with two months’ notice rather than waiting out a fixed term.
For landlords, the message is that letting is now a more regulated activity. Possession requires a valid ground and correct notice, compliance paperwork matters more than ever, and further duties around standards and redress are on the way. Staying on top of the phased changes is the best way to avoid penalties.
This article is for general information and is not legal advice. For guidance on your own tenancy or portfolio, speak to a qualified housing solicitor or a recognised advice service.
Frequently asked questions
Is it called the Renters’ Rights Act 2025 or 2026?
The legislation is formally the Renters’ Rights Act 2025, which received Royal Assent in October 2025. Its main reforms came into force on 1 May 2026, which is why many people refer to it as the Renters’ Rights Act 2026.
Can landlords still evict tenants after the Act?
Yes, but only using a valid ground for possession under Section 8, such as serious rent arrears or an intention to sell. No-fault Section 21 evictions were abolished on 1 May 2026.
How often can my rent go up now?
Rent can be increased only once a year, and the landlord must serve a formal Section 13 notice. If you think the increase is unfair, you can challenge it at the First-tier Tribunal.
Do the changes apply to existing tenancies?
Yes. On 1 May 2026 almost all existing assured shorthold tenancies automatically converted to assured periodic tenancies under the new rules.
For more info: GOV.UK publishes the Renters’ Rights Act Information Sheet 2026 explaining how the changes affect current tenancies.
