The Renters’ Rights Act is a major reform of private rented sector housing law in England. It represents the biggest change to renting in a generation and is designed to improve security, fairness and standards while ensuring landlords can continue to manage their properties effectively.
From 1 May 2026, the Act changes how most private rented homes are let, how tenancies end, how rent is increased, and the rights and responsibilities of landlords, letting agents and tenants.
Why has the law changed?
The Act aims to:
- Provide greater security and stability for renters
- Raise standards and conditions across the private rented sector
- Create a fairer and more transparent rental market
- Reduce unfair practices, including “no‑fault” evictions and discrimination
What this means for tenants
Tenants will benefit from stronger protections and clearer rights, including:
- No more ‘no‑fault’ evictions – landlords must have a valid legal reason to end a tenancy
- Open‑ended tenancies – fixed‑term tenancies are replaced with rolling (periodic) tenancies
- Fairer rent increases – rent can only be increased in a regulated way and no more than once a year
- Protection from discrimination – landlords cannot refuse tenants simply for having children or receiving benefits
- Clearer standards – all private rented homes must meet the Decent Homes Standard
- Greater rights to request a pet, with landlords required to consider requests reasonably
These changes are intended to give tenants greater confidence, stability and fairness when renting a home.
What this means for landlords
Landlords will need to adapt to a new legal framework, including:
- The end of Section 21 – tenancies can only be ended using lawful Section 8 grounds
- All tenancies becoming periodic, with no fixed end date
- Tighter rules on rent increases, using a standard legal process
- New compliance requirements, including providing written tenancy information
- Higher expectations on property standards, aligned with the Decent Homes Standard
- Membership of a national landlord ombudsman scheme (to be introduced)
While the Act increases regulation, it also aims to professionalise the sector and create clearer, more consistent rules for responsible landlords.
What this means for letting agents
Letting agents will play a key role in helping landlords comply with the new law, including:
- Ensuring tenancy agreements and practices are compliant
- Managing lawful rent increases
- Supporting landlords with possession processes
- Providing tenants with required information and documentation
Failure to comply with the Act can result in enforcement action and financial penalties, making it essential that agents fully understand their duties.
Getting ready for the changes
The Renters’ Rights Act applies to most private rented homes in England, including existing tenancies, which will automatically transition to the new system.
Landlords, agents and tenants should:
- Familiarise themselves with the new rules
- Seek advice where they are unsure
- Ensure policies, agreements and practices are up to date
These reforms are intended to create a more balanced, safe and transparent private rented sector for everyone.
