Renting is changing: Here’s what you need to know

Reforms to the private rented sector in England are bringing in new rights and responsibilities for landlords, letting agents and tenants.

The Renters’ Rights Act will see the biggest changes for private landlords and renters in a generation.

From 1^st May 2026, the new Act will ban Section 21 ‘no fault’ evictions and see limits introduced on rent increases as well as the end of fixed-term tenancy contracts and rental bidding.

But it also seeks to create a fairer system for landlords who will get stronger, legally valid reasons to get their properties back – including rent arrears and anti-social behaviour.

As a landlord, you will play an important role in delivering these reforms and will need to understand what these changes mean for you and your business.

You need to make sure you comply with the new law and provide your tenants with a safe, affordable and decent home.

Here’s what you need to know before 1 May

ABOLITION OF SECTION 21 (NO-FAULT) EVICTIONS

From May 2026 onwards, landlords will not be able to give tenants section 21 ‘no fault’ evictions, meaning landlords cannot evict tenants without reason

In its place, the grounds for Section 8 evictions have been expanded. Landlords will be able to serve eviction notices if:

They are selling the property
They or a close family member is moving into the property
The tenant has rent arrears or commits anti-social behavior

A landlord will not be able to use a Section 8 eviction on the basis that

FIXED TERM TENANCIES WILL END

Tenancies for fixed term contracts will be replaced by periodic tenancies – meaning tenants will be able to stay in the property for as long as they want, unless the landlord serves a valid Section 8 notice.

This change applies to both new and existing tenancies. If an existing tenancy in the PRS already has a written tenancy agreement, then landlords won’t need to change it or issue a new one. Instead, landlords with existing tenancies will need to provide tenants with a copy of the government published ‘Information Sheet’ on or before 31 May 2026. This document will inform tenants about the changes made by the Act.

NEW RULES ON RENT INCREASES

To make rent increases fairer, the Renters Rights Act introduces a number of new measures to ensure Landlords will only be able to increase rent in a reasonable and proper way:

Landlords will only be able to increase once a year – based on market rates.
Landlords must give tenants two months’ notice if they want to increase rent
Tenants will have the right to challenge unfair rent increases through a tribunal
Landlords can only ask for 1 months rent in advance
Landlords will need to publish an asking price for properties
Landlords will be banned from encouraging and accepting bids above the asking price, to prevent bidding wars

PROTECTIONS AGAINST TENANT DISCRIMINATION

The Renters Rights Act bans discrimination against tenants in receipt of benefits or those who have children. It addresses both overt discriminatory practices, such as ‘No DSS’ adverts, and situations where landlords or letting agents use other indirect practices to prevent someone entering into a tenancy.

Landlords will be able to choose tenants on the basis of financial suitability (affordability & references checks and credit history) when assessing applications, but it will be illegal to refuse tenants if they have children or benefits.

RIGHT TO A PET

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

Measures include:

Abolition of no-fault evictions and fairer possession grounds
Introduction of new Private Rental Sector (PRS) Landlord Ombudsman
Creation of a PRS Database
Strengthened rights for tenants to request pets
Application of the Decent Homes Standard and Awaab’s Law in the PRS
Protection against discrimination of tenants with children or in receipt of benefits

To help prepare for the changes the government has produced guidance for private landlords Renting out your property: guidance for landlords and letting agents - Renters' Rights Act: an overview for landlords - Guidance - GOV.UK

A timetable for the implementation of the Renters’ Rights Act can be found at: Renters' Rights Act 2025: Implementation roadmap - GOV.UK

Landlords and tenants can also get more information about renting in the private sector from their local council:

Renting is changing: Here’s what you need to know

ABOLITION OF SECTION 21 (NO-FAULT) EVICTIONS

FIXED TERM TENANCIES WILL END

NEW RULES ON RENT INCREASES

PROTECTIONS AGAINST TENANT DISCRIMINATION

RIGHT TO A PET

BIRMINGHAM

COVENTRY

DUDLEY

SANDWELL

SOLIHULL

WALSALL

WOLVERHAMPTON