Renters’ Rights Act

The Renters’ Rights Act: What It Means for Landlords and Tenants in 2026

The private rental sector in England is undergoing its biggest transformation in decades. The Renters’ Rights Act 2025, coming into force from 1 May 2026, introduces sweeping reforms designed to rebalance the relationship between landlords and tenants. 

For landlords, this means adapting to a new legal framework. For tenants, it brings greater security and transparency. Below, we break down the key changes, what they mean in practice, and how they will impact the market.

What is the Renters’ Rights Act?

The Renters’ Rights Act is new legislation aimed at improving conditions and security for renters across England. It replaces much of the existing framework under the Housing Act 1988 and fundamentally changes how tenancies are structured and managed.

At its core, the Act shifts the rental market away from short-term, landlord-led control toward longer-term tenant security and clearer regulation.

Key Change at a Glance

1. Abolition of “No-Fault” Evictions (Section 21)

One of the most significant reforms is the end of Section 21 evictions, meaning landlords can no longer evict tenants without a valid legal reason. Instead, landlords must rely on updated Section 8 grounds, such as:

• Selling the property
• Moving back in
• Tenant rent arrears or breaches

What this means: Tenants gain greater stability, while landlords must be more structured and evidence-based when seeking possession.

2. End of Fixed-Term Tenancies

All Assured Shorthold Tenancies (ASTs) will be replaced with open-ended periodic tenancies.

• No fixed end date
• Tenancies roll month-to-month
• Tenants can typically leave with two months’ notice

What this means: Tenants have more flexibility, while landlords lose the certainty of fixed-term agreements.

3. Limits on Rent Increases

The Act introduces stricter controls on rent reviews:

• Rent can only be increased once per year
• Landlords must provide at least two months’ notice
• Tenants can challenge increases through a tribunal

What this means: Rent setting becomes more regulated and transparent, reducing the ability to adjust rents frequently.

4. Ban on Rental Bidding Wars

Landlords and agents must advertise a clear asking rent and cannot accept offers above it.

What this means: A more transparent and fair process for tenants but less flexibility for landlords in high-demand markets.

5. Restrictions on Rent in Advance

• Landlords will no longer be able to request large upfront payments:

• Maximum: one month’s rent in advance

What this means: Improved accessibility for tenants, but potentially increased risk for landlords.

6. Stronger Anti-Discrimination Rules

The Act makes it illegal to blanket-ban tenants:

• With children
• Receiving benefits

What this means: A broader tenant pool and a more inclusive rental market.

7. New Rights for Tenants (Including Pets)

Tenants will have the right to request a pet, and landlords cannot unreasonably refuse.

What this means: Landlords may need to adjust policies, potentially using pet insurance as a safeguard.

8. New Landlord Ombudsman & Property Database

The Act introduces:

• A mandatory landlord ombudsman scheme
• A national property database

These aim to increase transparency and accountability across the sector.

What this means: Greater oversight and higher compliance expectations for landlords and agents.

How Will This Affect Landlords?

The Act represents a clear shift toward regulation and tenant protection.

Operational impact

Landlords will need to:

• Update tenancy agreements
• Follow stricter eviction procedures
• Keep detailed documentation and compliance records

Financial impact

• Less flexibility on rent increases
• Potentially longer tenancies
• Reduced ability to mitigate risk via upfront rent

Strategic impact

Landlords may need to:

• Be more selective during referencing
• Focus on long-term tenant relationships
• Work closely with professional agents to stay compliant

How Will This Affect Tenants?

For tenants, the Act delivers significantly more security and fairness:

• Greater protection from eviction
• More predictable rent increases
• Easier access to rental properties
• Improved living standards and rights

Overall, the changes are designed to create a more stable and equitable rental market.

What Should Landlords Do Now?

With implementation beginning in May 2026, preparation is key. We recommend:

• Reviewing your current tenancy agreements
• Understanding the new possession grounds
• Planning for longer-term tenancies
• Ensuring compliance with upcoming regulations

Working with an experienced letting agent will be crucial in navigating these changes smoothly.

Contact Interlet for expert advice & guidance

The Renters’ Rights Act is a landmark reform that will reshape the private rental sector for years to come. While it introduces new challenges for landlords, it also creates an opportunity to build a more professional, transparent, and stable market.

At Interlet, we are closely monitoring these changes and supporting our landlords every step of the way.