What the Renters' Rights Act does
The Act reforms how private renting works in England. It applies to most assured tenancies, which covers the vast majority of private renters. Scotland, Wales and Northern Ireland have their own separate rules.
The main tenancy reforms took effect on 1 May 2026. Later phases cover landlord registration, the Ombudsman and housing standards. This guide separates current rules from future measures, using the government sources below, checked on 12 October 2026.
- ▸No more Section 21: Landlords can no longer evict a tenant with no reason.
- ▸Rolling tenancies: Fixed-term contracts are replaced by open-ended periodic tenancies.
- ▸Stronger tenant rights: New rules on rent rises, pets, repairs and discrimination.
- ▸New watchdogs: Landlord registration and an Ombudsman are coming in later phases.
The end of Section 21 'no-fault' evictions
The headline change is the removal of Section 21. For years a landlord could hand a tenant two months' notice without giving any reason, even when the tenant had done nothing wrong. New Section 21 notices have not been permitted since 1 May 2026. Some court cases begun before that date can still continue under transitional rules.
In its place, landlords who want their property back must use Section 8 and prove a valid legal ground. Some grounds are about the tenant, such as serious rent arrears or antisocial behaviour. Others are about the landlord's own plans, such as wanting to sell the property or move a close family member in. Notice periods and evidence rules vary by ground, and if the tenant does not leave, a court decides.
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Rolling tenancies replace fixed terms
Most existing private assured tenancies became periodic on 1 May 2026, and new ones are periodic from the start. A fixed end date no longer applies to these tenancies; exclusions include lodgers and some student accommodation.
Tenants gain flexibility here. If your circumstances change you can leave by giving two months' written notice timed to the rent due date or the day before, rather than being locked in until a fixed term ends. Landlords lose the certainty of a guaranteed 12 months, but still keep the right to seek possession through a valid Section 8 ground.
| Area | Before the reforms | After the reforms |
|---|---|---|
| Eviction | Section 21 no-fault notice allowed | Section 21 abolished; valid Section 8 ground required |
| Tenancy type | Fixed-term AST, then rolling | Periodic (rolling) from the start |
| Leaving early | Tied in until fixed term ends | Two months' written notice, aligned to rent due dates |
| Rent increases | Various methods, sometimes mid-term | Once a year via Section 13, challengeable at tribunal |
| Pets | Landlord could refuse outright | Cannot unreasonably refuse a request |
| Bidding wars | Common in hot markets | Banned; landlord must state an asking rent |
Rent rises, bidding wars and rent in advance
Rent can rise once a year and not during the first 12 months of a new tenancy. A Section 13 notice must give at least two months before the increase. Any increase has to reflect the going market rate, not an arbitrary jump designed to force a tenant out.
If you think the proposed rent is above market value, you can challenge it at the First-tier Tribunal. The tribunal looks at what similar local properties actually let for and sets a fair figure. For notices served under the new rules, it cannot set rent above the proposed figure. Applications normally cost £47, with exemptions and help with fees available. Apply before the proposed increase starts.
The Act also tackles two practices that priced people out. Rental bidding wars are banned, so landlords and agents must advertise a fixed asking rent and cannot invite tenants to offer more to win the property. Landlords cannot request, encourage or accept rent before the agreement is signed; afterwards they can request at most one month's rent in advance.
Pets, repairs and decent homes
Tenants can request a pet in writing, and landlords cannot unreasonably refuse. A refusal needs a reason, such as a head lease that bans pets. Landlords cannot require pet-damage insurance as a condition of consent.
The Decent Homes Standard is planned for private rentals in a later phase. As of 12 October 2026 it is not yet the new statutory standard for private lets; existing repair and safety duties still apply.
Private-sector Awaab's Law is also a future measure. A consultation opened on 9 October 2026 on hazard-response deadlines. Do not treat the proposed deadlines as current private-sector law.
- ▸Pet requests: Ask in writing; the landlord must have a fair reason to say no.
- ▸Pet insurance: Cannot be required as a condition of pet consent.
- ▸Decent Homes Standard: Private-sector extension is a future measure.
- ▸Awaab's Law: Private-sector deadlines are under consultation, not yet in force.
New watchdogs and a ban on discrimination
Landlord registration is scheduled to begin on 15 December 2026 in the West Midlands, followed by a regional rollout. The public interface comes later. The Ombudsman is also a future service: the roadmap expects mandatory landlord membership in 2028.
The Act also bans blanket discrimination. Landlords and agents can no longer refuse tenants simply because they receive benefits or have children. Tenants must still be able to afford the rent, but 'No DSS' and 'No children' policies are outlawed as a matter of course.
Frequently Asked Questions
Can my landlord still evict me? Yes, but only using a valid Section 8 ground, such as serious rent arrears, antisocial behaviour, or the landlord genuinely wanting to sell or move in. They must follow the correct notice and, if you do not leave, go to court. New Section 21 notices have been abolished since 1 May 2026; some earlier court proceedings can continue.
Do the changes apply to my existing tenancy? Yes. Most existing private assured tenancies converted on 1 May 2026 without a new contract. Other types of occupation have different rules.
How much notice do I have to give to leave? Give two months' written notice, ending on a rent due date or the day before. You and your landlord can agree an earlier end date.
Can my landlord refuse to let me keep a pet? Not without a good reason. Ask in writing; pet-damage insurance cannot be made a condition of consent.
When exactly do all these rules start? The main tenancy changes began on 1 May 2026. Registration rollout is scheduled from 15 December 2026. The Ombudsman and new private-sector housing standards follow later; check the dated sources below.
What to do now
If you rent, learn your new rights before you need them. Keep copies of your tenancy agreement, any rent-increase notices and repair requests, and know that you can challenge an unfair rent rise at the tribunal. If a landlord tries a no-fault eviction, get advice on the notice and any transitional court proceedings.
If you let out property, review how you handle tenancies, rent reviews and repairs now. Make sure your paperwork supports a valid Section 8 ground if you ever need possession, budget for the Decent Homes Standard, and respond quickly to damp and mould reports. Getting ahead of the changes avoids penalties later.