New Renters’ Rights In England (2026): What’s Changing & When

This guide explains the major new renters’ rights and protections being introduced in England under the Renters’ Rights Act 2025.

Most core changes came into force from May 2026, with important transition deadlines running through July–August 2026. Further reforms will follow later in late 2026 and beyond as the new system is fully rolled out.

Key Dates

  • From 1 May 2026:
    Most core tenant protections are in force

  • July–August 2026:
    Final transition period for old Section 21 notices

  • Late 2026 onward:
    PRS database, landlord ombudsman, and stronger enforcement measures

Key New Renters’ Rights in Force by Summer 2026

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

From 1 May 2026, landlords can no longer evict tenants using a Section 21 “no-fault” notice.

Instead, landlords must use a Section 8 possession notice, which requires them to give a specific legal reason for eviction, such as:

  • serious rent arrears

  • antisocial or criminal behaviour

  • selling the property or moving back in (subject to stricter rules)

What this means for renters:
You cannot be asked to leave simply because your landlord wants the property back. Eviction must be based on a recognised legal ground and, if disputed, approved by a court.

2. Fixed-Term Tenancies End (Open-Ended Tenancies)

From May 2026, most private tenancies are open-ended (assured periodic) by default.

This means:

  • Tenancies no longer have a fixed end date

  • Your tenancy continues until you give notice or a landlord successfully uses a valid Section 8 ground

Notice periods

  • Renters must usually give at least two months’ notice

  • Landlords must follow stricter notice rules and can only end a tenancy for a valid reason

3. Limits on Rent Increases

Landlords can now increase rent no more than once per year, and only by following a formal legal process.

Key points:

  • Automatic rent increases written into contracts are restricted

  • Rent rises must be fair and reflect local market rates

  • Tenants can challenge unreasonable increases

This is designed to reduce sudden or repeated rent hikes.

4. Ban on Rental Bidding Wars

Landlords and agents must advertise a single, fixed asking rent.

It is now illegal to:

  • invite offers above the advertised rent

  • accept higher bids once a rent is listed

What this means for renters:
You should no longer be pressured into offering more money just to secure a property.

5. Caps on Rent Paid in Advance

Landlords are restricted in how much rent they can demand before a tenancy starts.

In most cases:

  • Rent in advance is capped at one month’s rent

This is intended to prevent renters being priced out by large upfront costs.

6. Stronger Protection Against Discrimination

Landlords and letting agents are no longer allowed to refuse tenants based on:

  • receiving benefits

  • having children

Blanket policies such as “No DSS” or “No children” have no legal standing under the new rules.

7. Right to Request a Pet

Renters now have a legal right to request permission to keep a pet.

Landlords:

  • cannot automatically refuse

  • must consider requests reasonably

  • may require appropriate pet insurance in some cases

Permission can still be refused, but only for valid reasons.

Transitional Changes Completing by August 2026

Section 21 Transition Deadline

If a landlord served a valid Section 21 notice before 1 May 2026, they must begin court proceedings by 31 July 2026.

After this deadline:

  • Section 21 can no longer be relied upon

  • All evictions must use the new legal framework

This makes summer 2026 the final transition period for no-fault evictions.

Further Reforms Coming Later (Late 2026 and Beyond)

These changes are planned but not fully in force by August 2026.

Private Rented Sector (PRS) Database

A national database of:

  • private rented properties

  • landlords and key compliance details

This is intended to improve transparency and enforcement and help tenants make informed choices.

New Landlord Ombudsman

A free, independent ombudsman service will be introduced to resolve disputes without court action.

It is expected to cover issues such as:

  • repair delays

  • poor property conditions

  • deposit disputes

  • landlord behaviour

Improved Property Standards

Further regulations are planned to:

  • extend decent homes standards to the private rented sector

  • introduce strict repair timescales for serious hazards such as damp and mould (similar to Awaab’s Law)

These measures are subject to consultation and secondary legislation.