Renters' Rights Act: What Changed, And What's Coming
The Renters' Rights Act is the biggest change to renting in England in more than thirty years, and the first part of it has been in force since 1 May 2026.
A lot of what's written about it online still says "will" and "when it comes in". This is what has actually changed, what's still to come, and what it means for you now.
What's already in force
These applied from 1 May 2026 and they apply to you today.
Section 21 no-fault eviction is abolished
This is the big one. A landlord can no longer give you two months' notice for no reason. GOV.UK puts it plainly: "From 1 May 2026 you can no longer be evicted using the 'no fault' section 21 process, even if your tenancy agreement says you can."
To get possession now, a landlord has to use one of the specified grounds, serve a valid notice, and prove it in court if you don't leave.
All tenancies are periodic
Fixed terms are gone. Most existing assured shorthold tenancies converted automatically to assured periodic tenancies on 1 May 2026. You didn't have to do anything, and you don't need a new agreement.
That means no more being locked into twelve months, and no more waiting for a renewal date to leave. You can end the tenancy with two months' notice at any point.
Rent increases follow one route only
Once a year, not in the first twelve months of a tenancy, using the prescribed form and giving at least two months' notice. If the proposed rent is above market rate you can challenge it at tribunal. How often a landlord can increase rent covers it in detail.
Grounds for possession, with real notice periods
The main ones worth knowing:
- Selling, or the landlord moving in (Grounds 1A and 1): four months' notice, and it can't be used to end a tenancy in its first twelve months. After using the selling ground, the landlord normally can't re-let the property for twelve months.
- Serious rent arrears (Ground 8): mandatory, but the threshold rose to three months of arrears, up from two. Four weeks' notice, and the arrears must still exist on the day of the hearing.
- Other arrears and persistent late payment (Grounds 10 and 11): discretionary, so a judge decides whether eviction is reasonable.
- Antisocial behaviour (Ground 14): discretionary, and the court can't make an order until 14 days after notice.
Other changes already live
- Rental bidding is banned. A landlord or agent must advertise a price and can't invite offers above it.
- Caps on rent in advance. The old practice of demanding six months up front from anyone who didn't fit a template is over.
- You can request a pet, and it can't be unreasonably refused. How to ask covers doing it well.
- Discrimination against people on benefits or with children is prohibited in lettings.
What's coming next
Phase two starts from late 2026 and brings two things worth knowing about now.
The Private Rented Sector Database
Signing up will be mandatory for landlords in England, with an annual fee, rolled out gradually by area. For the first time there will be a public record of who is letting property.
The Landlord Ombudsman
All private landlords with assured or regulated tenancies will have to join. It's free for tenants, decisions are binding, and it can compel a landlord to apologise, provide information, put something right, or pay compensation.
That matters because it fills the biggest gap in the current system. If your landlord manages the property themselves, there is currently no redress scheme to complain to, only the courts. That changes.
What's further out
Awaab's Law for private renting. The Act contains provisions to extend it, through later regulations, setting binding timescales for hazards like damp and mould.
It applies to social housing only at the moment, in force since 27 October 2025. Extension to the private sector is not expected before 2027. Anyone telling you a private landlord is already bound by those timescales is mistaken. Our guide to who is responsible for mould sets out what does apply to you now.
A Decent Homes Standard for private rentals is also planned through later regulations.
What this means for you in practice
You have more security than you did. Nobody can move you on without a reason they can prove. If you've been putting up with a problem because you feared a Section 21 in return, that calculation has changed.
Reporting repairs is safer. Retaliatory eviction through the no-fault route simply isn't available. Report in writing, escalate to environmental health if needed, and stop worrying that it will cost you your home.
You have more flexibility. Two months' notice, any time, no fixed term to serve out. What it means if you want to move covers that.
Rent rises are more predictable. Once a year, two months' notice, challengeable if above market.
But arrears still matter enormously. Three months of arrears is a mandatory ground where the court has no discretion. Don't withhold rent as a protest, whatever the provocation. The lawful way to recover repair costs is a different thing entirely.
If you're in a shared house
One thing that catches people out: on a joint tenancy, any one tenant can serve notice to quit and it ends the tenancy for everyone. The Act confirms such a notice is valid, and the others don't have to agree.
Two months, and shorter only if the landlord and all tenants agree in writing. Talk before anyone serves anything. Shared house rights has more.
Where to check
The government's own guidance is the authoritative source and it's readable: Renters' Rights Act overview for tenants, and the implementation roadmap for what's coming and when.
If you've been served notice, get free advice on your specific circumstances from Shelter or Citizens Advice before you act on it.
The short version
Since 1 May 2026: no more no-fault eviction, all tenancies periodic, one route for rent rises, real notice periods with grounds that have to be proven.
From late 2026: a public landlord database and an ombudsman with binding powers.
Later: Awaab's Law and a Decent Homes Standard for private renting.
The Act shifted the balance, but it works through evidence and process. Report things in writing, keep records, and know which ground any notice relies on.
And whatever kind of landlord you have, put it on the record. The Act gives renters more rights. Reviews are how the next tenant knows whether they'll need them.
This guide covers England and reflects the position at August 2026. Wales, Scotland and Northern Ireland have their own systems. General information rather than legal advice: if you have been served notice, get advice on your own circumstances. Sources: GOV.UK overview for tenants, GOV.UK grounds for possession, implementation roadmap.