The Renters’ Rights Act
So what do I need to know…? From the 1st May 2026 the following come into force.
Abolition of Section 21 (“no-fault” evictions)
Landlords will no longer be able to evict tenants without a specific legal reason. Possession must rely on defined grounds.
Expanded Section 8 eviction grounds
The government is strengthening the Housing Act 1988 Section 8 grounds to allow possession for legitimate reasons such as selling the property or moving in.
New ground for selling the property
Landlords can regain possession if they intend to sell, but generally not within the first year of a tenancy.
New ground for landlord or family occupation
Landlords will be able to reclaim the property if they or a close family member intend to live there.
Periodic tenancies become standard
Fixed-term assured shorthold tenancies will be replaced by rolling periodic tenancies, meaning tenants can leave with notice at any time.
Tenant notice period
Tenants will typically only need to give two months’ notice to leave.
Rent increases limited to once per year
Rent can only be increased annually via a formal notice process.
Rent review disputes
Tenants will have the right to challenge rent increases at the First-tier Tribunal if they believe they exceed market value.
Ban on rental bidding wars
Landlords and agents cannot accept offers above the advertised rent.
Landlords must consider pets
Tenants will have the right to request a pet, and landlords must not unreasonably refuse. Insurance may be required to cover damage.
Creation of a Private Rented Sector Ombudsman
All landlords must join a new mandatory ombudsman scheme to resolve disputes with tenants without court proceedings.
Mandatory landlord property portal
Landlords will need to register properties on a national property portal providing compliance and safety information.
Stronger enforcement by councils
Local authorities will receive enhanced powers and financial penalties to enforce housing standards.
Application of the Decent Homes Standard
The Decent Homes Standard will apply to the private rented sector, requiring properties to meet minimum quality and safety benchmarks.
Stronger protections against discrimination
Landlords cannot automatically refuse tenants based on benefit status or families with children.
Improved complaint processes
Tenants will have easier routes to challenge poor property conditions or landlord practices.
Protection against retaliatory eviction
Landlords cannot evict tenants simply because they complain about repairs or conditions.
Clearer possession processes for rent arrears
Persistent rent arrears grounds will be strengthened to help landlords recover possession where tenants repeatedly fail to pay.
Transitional arrangements for existing tenancies
Existing assured shorthold tenancies will eventually convert to the new periodic system.
Higher compliance expectations
Landlords must ensure full compliance with safety regulations, registration requirements, and ombudsman membership to avoid penalties.
