Renters' Rights Act 2026: What It Means for Tenants and Landlords
Quick answer: Since 1 May 2026, landlords in England can no longer use section 21 “no-fault” evictions, all private tenancies are rolling periodic tenancies, rent can only be raised once a year through the formal section 13 process, and bidding above the advertised rent is banned. The biggest change to renting in England in over 30 years started on 1 May 2026. Section 21 “no-fault” evictions have ended and all private tenancies are now rolling. Here is what changed, in plain English.
Key dates
| Date | What happened |
|---|---|
| 27 October 2025 | The Renters’ Rights Act became law (Royal Assent). |
| 13 November 2025 | The government published its implementation roadmap. |
| 30 April 2026 | Last day a landlord could serve a section 21 notice. |
| 1 May 2026 | Phase 1 started: section 21 abolished, all tenancies periodic, new grounds and rules. |
| 31 May 2026 | Deadline for landlords to give existing tenants the government information sheet. |
| 31 July 2026 | Last day to start court action on a section 21 notice served before 1 May. |
| Late 2026 onwards | Private Rented Sector Database rolls out in stages. |
| Later | Landlord ombudsman, Decent Homes Standard and Awaab’s Law for private renting. |
The Act applies to private tenancies in England. Wales and Scotland have their own rules.
1. Section 21 no-fault evictions are abolished
Landlords can no longer end a tenancy without a reason. To get possession they must use a ground in the Housing Act 1988, such as selling the property, moving in, or serious rent arrears, and give the right notice.
2. All tenancies are now periodic
Fixed terms have gone. Assured shorthold tenancies became assured periodic tenancies that roll month to month. Tenants can leave at any time with 2 months’ notice, ending on a rent day.
3. New possession grounds and notice periods
| Reason | Notice | Rules |
|---|---|---|
| Landlord selling (Ground 1A) | 4 months | Not in the first 12 months. No re-letting for 12 months after. |
| Landlord or family moving in (Ground 1) | 4 months | Not in the first 12 months. No re-letting for 12 months after. |
| Serious rent arrears (Ground 8) | 4 weeks | At least 3 months’ rent owed (was 2 months). |
| Antisocial behaviour | Immediate court application | Unchanged in principle. |
Landlords who have not protected the deposit, or later registered on the database, cannot use most grounds until they fix it.
4. Rent increases: once a year, with 2 months’ notice
Rent can go up once a year, to the market rate, using a section 13 notice with at least two months’ notice. Rent review clauses in contracts no longer work. Tenants can challenge an increase at the First-tier Tribunal, which cannot set a rent higher than the landlord asked for.
5. No more bidding wars
Landlords and agents must advertise an asking rent. They cannot ask for or accept offers above it. Fines go up to £7,000.
6. Rent in advance capped at one month
A landlord can ask for at most one month’s rent upfront, and only after the tenancy is signed and before it starts. Asking for six or twelve months in advance is no longer allowed. This matters for students, newcomers to the UK and self-employed renters who used to offer rent upfront to pass referencing.
7. Pets
Tenants can ask to keep a pet and landlords must not unreasonably refuse. Landlords must reply in writing, usually within 28 days.
8. No discrimination against families or people on benefits
“No DSS” and “no children” policies are illegal. Landlords can still check affordability, for example with the 30x rent rule.
9. Landlord database and ombudsman
All private landlords will have to register themselves and their properties on the Private Rented Sector Database, which starts rolling out from late 2026. A new landlord ombudsman will follow, and membership will be compulsory. Advertising an unregistered property can lead to a fine of up to £7,000.
10. Bigger fines and rent repayment orders
- Up to £7,000 for a first or minor breach.
- Up to £40,000, or prosecution, for serious or repeated breaches.
- Rent repayment orders can now cover up to 24 months’ rent, up from 12.
What tenants should do now
- Check you have received the government’s Renters’ Rights Act information sheet (existing tenancies) or a written statement of terms (new tenancies).
- Remember you can leave with two months’ notice.
- If you get a rent increase, check it is a valid section 13 notice and compare local rents.
What landlords should do now
- Update tenancy agreements and give the information sheet to existing tenants.
- Plan rent reviews once a year with section 13 notices.
- Keep deposits protected and certificates (gas, EICR, EPC) up to date.
- Recheck your numbers. Our rental yield calculator and buy-to-let calculator help.
Sources: GOV.UK guide to the Renters’ Rights Act and the implementation roadmap (13 November 2025). This guide is general information, not legal advice.
Frequently asked questions
When did the Renters' Rights Act come into force?
The main tenancy changes started on 1 May 2026 in England. Other parts, such as the database and ombudsman, are being phased in.
Can a landlord still evict me?
Yes, but only with a valid reason (a possession ground) and the correct notice. For selling or moving in, the notice is 4 months and cannot be used in the first 12 months.
How much notice does a tenant give?
Two months, ending on the last day of a rent period.
How often can rent go up?
Once a year, with at least two months’ notice using a section 13 notice.
Can a landlord ask for six months rent upfront?
No. Since 1 May 2026 the maximum is one month’s rent, paid after signing and before the tenancy starts.
What is the Renters’ Rights Act information sheet?
A government document landlords had to give tenants with tenancies that started before 1 May 2026, by 31 May 2026. It explains the new rules.
