What is happening?
The Renters’ Rights Act became law in October 2025. Different parts of the Act will come into force at different times, starting on 1st May 2026.
The reforms will strengthen the rights of the 4.7 million households living in England’s private rented sector (MHCLG, 2024–25), addressing long‑standing problems related to affordability, housing quality, and security of tenure.
Different laws apply in Scotland and Wales, and different rules apply to people who are not living in privately rented housing.
What should renters do now?
For now, tenancy rights will stay the same. You can still access our guide, How to deal with a section 21 eviction notice, if your landlord serves you with a section 21 notice before 1 May 2026. If this happens, and the notice is valid, your landlord will be able to ask for you to be evicted without giving a reason but only if they apply to court for an order by 31st July 2026.
When do the changes start?
| Phase | Dates | Main changes |
|---|---|---|
| Phase 1 | From 1st May 2026 | This is when the main changes to tenancies will come into force, including the abolition of section 21 ‘no‑fault’ evictions. See the What are the changes under Phase 1 from 1 May 2026? section below for details. |
| Phase 2 | From late 2026 | Stage 1: Introduction of the private rented sector database, which all private landlords will be required to register with. Stage 2: Introduction of the private rented sector ombudsman, who will handle complaints from private renters. |
| Phase 3 | Possibly 2035 or 2037 | The government plans to introduce a minimum standard of housing quality in the private rented sector. Details will be proposed at a later date. The government will also extend Awaab’s Law to the private rented sector, giving private renters clear timeframes within which landlords must deal with serious hazards. |
What are the changes under Phase 1 from 1 May 2026?
Tenancy changes
- All existing assured shorthold tenancies become assured periodic tenancies.
- All new tenancies in the private rented sector will be assured periodic tenancies.
- Section 21 ‘no-fault’ evictions will be abolished.
Rent rules
- Rent increases by landlords will only be allowed once a year. Landlords will have to give two months' notice of the increase in a form called a section 13 notice.
- A ban on landlords and their agents being able to ask for or accept rent offers above the advertised rent.
Fairness and discrimination
- It will be illegal for landlords to discriminate against renters because they have children or receive welfare benefits. Renters will be able to ask to have a pet in their home and landlords will have to consider this and must not ‘unreasonably refuse’.
- Local councils will be given more powers to investigate and enforce the new requirements placed on landlords. Local councils will have to report on their enforcement work.
Advicenow’s resources for renters and advisers
We created this short guide to help you understand the changes to private renting coming into effect after 1 May 2026.
We are also planning to publish a longer guide on the new eviction process. Please help us by filling in this survey, and tell us what you would like us to include in the longer guide.
In April 2026, we will deliver a free information event for people working and renting in this sector. Please register here if you are interested in attending this event.
