Renters' Rights Act explained for 2026: What landlords need to know right now

The Renters' Rights Act 2025 received Royal Assent on October 27, 2025, and brings the most significant changes to the private rented sector in England in decades, with major reforms taking effect from 1 May 2026. This legislation aims to create a more balanced rental market, enhancing tenant security while updating landlord obligations. 

Key changes and legislation updates include:

1. End of No-Fault Evictions (Section 21) 

• Abolition of Section 21: Landlords will no longer be able to evict tenants without a specific, legal reason.

• Strengthened Section 8: Evictions must proceed under updated Section 8 grounds, requiring evidence (e.g., to sell or move in).

• Increased Notice Periods: For some grounds, notice periods will be longer (e.g., 4 months for selling or redevelopment). 

2. New Tenancy Structure

• Periodic Tenancies: All Assured Shorthold Tenancies (ASTs) will be abolished and replaced with a single system of "assured" periodic (rolling) tenancies.

• No Fixed Terms: Tenants will be able to end tenancies with two months' notice, removing the need for 6 or 12-month fixed contracts. 

3. Rent Controls and Fees

• Rent Increases: Rent can only be increased once per year, and it must be done using a Section 13 notice with two months' notice.

• Ban on Bidding Wars: Landlords and agents are prohibited from encouraging or accepting bids above the advertised rent price.

• Rent in Advance: Landlords cannot ask for more than one month's rent in advance before the tenancy begins. 

4. Tenant Rights and Property Standards

• Pets: Tenants will have a stronger right to request to keep a pet, which landlords cannot unreasonably refuse. Landlords can require pet insurance.

• Discrimination: It will be illegal to refuse tenants simply because they have children or receive benefits.

• Decent Homes Standard: This standard will be applied to the private rented sector to ensure properties are safe, warm, and in a good state of repair.

• Awaab’s Law: Private landlords must investigate and fix serious hazards, such as damp and mould, within specific timeframes. 

5. Landlord Obligations

• Ombudsman Service: All private landlords must join a new Private Rented Sector Landlord Ombudsman, which will handle complaints.

• Private Rented Sector Database: A new, mandatory database will be created for landlords to register themselves and their properties. 

Implementation Timeline

• October 27, 2025: Bill received Royal Assent.

• May 1, 2026: Major changes take effect, including the end of Section 21 and the shift to periodic tenancies.

• Late 2026: Rollout of the new PRS Database and Ombudsman. 

For further details, we have created a Renters' Rights Act FAQ containing all the help needed to transition.