Renting in England is about to change significantly. The Renters Rights Act, which received Royal Assent in 2025, comes into full effect on 1 May 2026. The reforms shift a meaningful amount of power toward tenants, and understanding what is new will help you feel confident about your position.
Fixed-term tenancies are gone
From 1 May 2026, all new and existing private tenancies in England will automatically become periodic tenancies. In plain terms, that means your tenancy rolls on week to week or month to month rather than running to a fixed end date, such as 6 or 12 months. You will no longer face the uncertainty of a landlord simply choosing not to renew your contract. Your home is yours to stay in for as long as you wish, provided you keep to the terms of your tenancy agreement.
Section 21 'no-fault' evictions are abolished
This is the headline change. Under the old rules, a landlord could serve a Section 21 notice and ask you to leave without giving any reason. That power no longer exists from 1 May 2026. If a landlord wants to end a tenancy, they must have a specific legal ground, for example serious rent arrears, anti-social behaviour, or a genuine intention to sell or move into the property. Each ground has its own rules and notice periods. If you receive any eviction notice, speak to a local housing adviser or Citizens Advice before doing anything else.
Your right to leave with two months' notice
The new rules are not one-sided. As a tenant, you have a clear right to end your tenancy at any time by giving your landlord two months' written notice. You do not need a reason. This replaces the old system where leaving mid-contract could leave you liable for rent until the fixed term ended. Keep a copy of any notice you give, and send it in a way you can prove was received, such as email with a read receipt or recorded post.
Bidding wars and rent increases
Landlords are now banned from advertising a property below the true asking rent or encouraging tenants to offer more than the listed price. If you have experienced being asked to bid against other applicants, that practice is now unlawful. Landlords must advertise a genuine asking price and accept that figure.
Rent increases are limited to once per year, and only through a formal process called a Section 13 notice. Your landlord must give you at least two months' written notice of any proposed increase, and the new rent must be in line with local market rents. If you think an increase is unreasonable, you have the right to challenge it at the First-tier Tribunal without losing your tenancy. Keep records of what you currently pay so you have a clear baseline if this ever becomes relevant.
Pets, benefits, and anti-discrimination protections
Tenants now have a stronger right to request permission to keep a pet. A landlord can only refuse on reasonable grounds. Where permission is granted, landlords can ask that you take out pet damage insurance, which is a reasonable safeguard for both sides.
Discrimination against tenants who receive housing benefit or Universal Credit is now unlawful. Blanket policies of refusing to let to people on benefits are no longer legal. If you are told a property is unavailable because of how you receive your income, that is a matter you can raise with a housing adviser.
Damp and mould: Awaab's Law extended to private renting
Awaab's Law, named after a child who died as a result of mould exposure in a social housing property, currently applies to social landlords. The government has confirmed it will be extended to private landlords once the relevant regulations are laid. When it comes into force, private landlords will be legally required to investigate and fix damp and mould hazards within set timeframes. The exact deadlines are still being confirmed, so ask our team or check
No comments
Leave a comment