From Friday, May 1, 2026, tenants across England will finally see a major shift in rental protections as the Renters’ Rights Act comes into force. After seven years and four prime ministers, no-fault evictions will be prohibited, and a suite of new tenant protections will reshape the private rental market. This landmark legislation, championed by the Labour government, aims to address long-standing imbalances between landlords and tenants and tackle rising homelessness and housing insecurity.
What the New Law Changes: Ending No-Fault Evictions and Fixed-Term Contracts
The most transformative element of the Renters’ Rights Act is the ban on no-fault evictions under Section 21 (S21) of the 1988 Housing Act. Previously, landlords could evict tenants with just two months’ notice without offering a reason. This practice, long criticised by housing campaigners, has been linked to increasing homelessness and housing instability.
The move to scrap S21 notices was first promised by former Conservative Prime Minister Theresa May in 2019 and echoed by her successor Boris Johnson. However, Tory governments delayed implementation indefinitely due to internal party pressure, particularly from landlord MPs. Now, Labour has fulfilled these promises, prohibiting landlords from evicting tenants arbitrarily, including those who raise complaints about property conditions such as damp or mould.
Landlords will retain the right to evict tenants for legitimate reasons like rent arrears or anti-social behaviour, but under stricter rules. Notably, the Act introduces a new Section 8 notice for situations where landlords wish to sell or occupy the property themselves. Even then, landlords must provide four months’ notice and cannot initiate such eviction demands within the first 12 months of tenancy.
Another significant reform is the abolition of fixed-term tenancies. From May 1, all tenancies, including existing ones, will automatically convert to rolling contracts. This change empowers tenants with greater flexibility to move if their circumstances change or if they are dissatisfied with their accommodation. Tenants will simply need to provide two months’ notice to leave, rather than being locked into fixed contract end dates.
Rent Controls and Tenant Protections: Limiting Rent Hikes and Supporting Pets
The Act also clamps down on mid-tenancy rent increases. Rent can only rise once annually and must stay within market rates. Landlords must notify tenants two months in advance using a formal Section 13 notice, eliminating previous rent review clauses that often allowed arbitrary increases. While rent campaigners advocate for more stringent rent controls to combat soaring prices, Labour insists that building more homes is the key to affordability, ruling out direct rent caps.
To bolster tenant rights further, the government has strengthened the powers of the First Tier Tribunal (FTT) to review rent hikes. The FTT can now reject excessive rent increases, with decisions preventing backdated charges if the landlord’s proposal is deemed unfair. In cases of tenant hardship, rent rises may be deferred for two months, easing financial pressure.
The Act introduces a novel right for tenants to request permission to keep pets, which landlords must not unreasonably refuse. This is a significant cultural shift in rental agreements, which historically allowed landlords to deny pet ownership without clear justification. If landlords are concerned about potential damage, they can request tenants to obtain pet insurance, providing a balanced approach.
Addressing Housing Market Abuses: Ending Bidding Wars and Discrimination
Amid a chronic shortage of rental homes, bidding wars have become common, with tenants often paying well above asking prices to secure properties. Research by the New Economics Foundation revealed tenants frequently pay an extra £100 monthly through these bidding wars. The Renters’ Rights Act outlaws this practice, requiring landlords and letting agents to publicly state the required rent and banning acceptance or encouragement of bids above that price. This transparency measure mirrors successful legislation in countries like New Zealand.
The Act also limits landlords to requesting only one month’s rent upfront after tenancy agreements are signed, putting an end to demands for multiple months’ rent in advance—a tactic often used to outbid other applicants.
Crucially, the law prohibits blanket bans on tenants receiving benefits or those with children. Studies by Shelter show that one in five families have been denied rental opportunities in England due to having children, and one in ten private renters have faced refusals because they claim benefits. By explicitly outlawing such discrimination, the Act ensures fairer access to housing for vulnerable groups, reinforcing equality safeguards already embedded in the Equality Act.
Future Protections: Extending Awaab’s Law and Improving Housing Standards
The Act also plans to extend Awaab’s Law—named after toddler Awaab Ishak, who tragically died from prolonged exposure to mould in his rented home—to the private rental sector. Currently applied only to social housing, this law mandates landlords to investigate hazards within 14 days, complete repairs within seven more days, and carry out emergency fixes within 24 hours. This extension will impose stringent safety standards on private landlords, although the exact implementation date remains unconfirmed.
Additionally, the government will apply the Decent Homes Standard to private rentals for the first time, addressing the fact that 21% of these homes are currently deemed “non-decent,” with over 500,000 containing serious hazards. Landlords failing to comply face fines up to £7,000 and possible prosecution.
From late 2026, a Private Rented Sector Landlord Ombudsman will launch to resolve disputes quickly and effectively. Alongside this, a comprehensive landlord database will help ensure compliance with legal obligations and improve accountability in the sector.
Why This Matters
The Renters’ Rights Act marks a seismic shift in England’s housing landscape, empowering tenants with long-awaited protections and curbing exploitative landlord practices. By banning no-fault evictions, limiting rent hikes, outlawing discriminatory bans, and improving safety standards, the Act aims to create a fairer, more stable rental market.
For millions of renters, these changes offer security, flexibility, and a stronger voice in their homes. However, challenges remain—housing affordability continues to pressurize tenants, and critics argue more comprehensive rent controls are necessary. The success of the Act will depend on effective enforcement and ongoing policy efforts to increase housing supply and quality.
As the Act comes into force, tenants and landlords alike must prepare for this new era of rental law, which promises to reshape relationships and expectations across England’s private rented sector.
