Renters’ Rights Act
The Renters’ Rights Act came into force on 1 May 2026, marking the most significant overhaul of renters’ rights in nearly 40 years. This law impacts approximately 11 million renters by abolishing no-fault evictions and introducing rolling tenancies, which provide greater security and flexibility for tenants.
Prior to this act, landlords could evict tenants without providing a valid reason, a practice known as Section 21 ‘no-fault’ eviction. With the new legislation, landlords must now have legitimate grounds for eviction, such as selling the property or addressing rent arrears. This change aims to enhance tenant protections and promote housing stability.
The Renters’ Rights Act also stipulates that all tenancies in the private rented sector will now roll on from month to month or week to week. This flexibility allows renters to remain in their homes without the fear of sudden eviction, fostering a more stable living environment.
Additionally, landlords can only raise rent once a year. This measure is designed to prevent frequent and unexpected rent increases that can strain tenants financially. Renters now have the right to challenge unfair rent hikes, ensuring that they are not subjected to arbitrary price increases.
The act includes several other important provisions: landlords must adhere to advertised rent prices, eliminating bidding wars; they can charge a maximum of one month’s rent upfront; and it is now illegal for them to discriminate against tenants based on benefits or having children. Furthermore, renters can request to live with pets, and landlords must consider these requests reasonably.
A new Private Rented Sector Database will be established to register all landlords and rental properties in England. This database aims to improve accountability within the rental market. The government plans to implement a Decent Homes Standard for privately rented homes by 2035, ensuring that all rental properties meet basic quality standards.
The penalties for non-compliance are severe—landlords face fines up to £40,000 for repeat offences. Chelsea Phillips, Acorn national chair, emphasized the importance of this legislation: “We won this. This wasn’t just handed to us from above. It came from more than 10 years of tenants organising…” Ben Twomey from Generation Rent added that this law is a vital step towards re-balancing power between renters and landlords.
As Phase 2 of the Renters’ Rights Act approaches in late 2026, it promises further improvements such as a free complaints service for tenants. However, concerns remain among landlords about how these changes will function in practice.