What’s Changing for Renters in England: A New Era for Renting

Here are 8 Key Reforms Under the Renters’ Rights Act

1. Goodbye to Section 21 “No-Fault” Evictions

One of the headline changes is the abolition of Section 21, the so-called “no-fault” eviction notice. From 1 May 2026, landlords will no longer be able to evict tenants simply by serving a Section 21 notice.

Instead, evictions must rely on legitimate reasons, using what’s known as Section 8 grounds. These include serious rent arrears, anti-social behaviour, or other specific legal reasons.

2. All Tenancies Will Become Periodic

Under the new regime, fixed-term assured shorthold tenancies (ASTs) will be abolished. Instead, all tenancies in the private rented sector will become “assured periodic tenancies”: rolling contracts without a fixed end date.

Tenants will be able to end the tenancy by giving two months’ notice.

Landlords will need valid legal grounds (under Section 8) to regain possession.

3. Limits on Rent Increases & Bidding Wars

To curb unpredictable rent hikes:

Rent increases will be limited to once a year. Landlords must follow a revised Section 13 notice procedure, giving at least two months’ notice.

Tenants will have a right to challenge rent increases if they believe they’re above market rate, via the First-tier Tribunal (Property Chamber).

The Act prohibits “rental bidding” (i.e., bidding wars): landlords and agents cannot ask for or accept offers higher than the advertised rent.

4. Caps on Upfront Payments and Deposits

Currently, some landlords ask for large advance payments (months’ rent paid before moving in). The new Act will limit this to one month’s rent in advance, reducing the barrier to entry for many renters.

They will still be able to ask for a security deposit (up to 5 or 6 weeks’ rent, in line with existing rules).

5. Protections Against Discrimination & Pets

It will become illegal to discriminate against tenants because they have children or receive benefits.

Tenants will have a right to request to keep a pet, and landlords must consider such requests reasonably. If they refuse, they must provide valid reasons.

6. Stronger Enforcement and Penalties for Landlords

To make sure the new rules are taken seriously:

Local councils will have greater powers to enforce the legislation, including inspections and issuing penalties.

Landlords who breach the new rules can face civil fines of up to £7,000 for less serious offences, and up to £40,000 for serious or repeated breaches.

Rent Repayment Orders (RROs) are being strengthened: tenants (or authorities) can reclaim up to 24 months’ rent in some cases where landlords have committed offences.

7. Dispute Resolution: New Ombudsman Service

A Private Rented Sector Ombudsman is being set up. This will provide a more accessible and less adversarial route for resolving disputes between tenants and landlords—reducing the need to go to court.

8. Decent Homes Standard & Property Database

A Decent Homes Standard will be extended to the private rented sector, meaning minimum quality standards for safety, damp, insulation, and general condition may be enforced.

There will also be a new database for private rented properties. This will help tenants make informed choices, assist councils in enforcement, and support transparency in the sector.

What It Means for Tenants

Security and stability: With no more fixed-term ASTs and no-fault evictions, tenants will have much greater certainty that they won’t be asked to leave without cause.

Fairer rent increases: By limiting rent hikes to once a year and banning bidding wars, tenants may feel less pressure and more protection.

Lower upfront costs: Capping advance rent at one month will make it easier to afford a new tenancy.

Greater protection and recourse: Tenants will have stronger rights around discrimination, pets, and challenging poor conditions—and a new ombudsman to help resolve issues.

Better housing quality: The Decent Homes Standard and stronger enforcement offer hope for safer, better-maintained rental homes.

Challenges & Considerations

Implementation will be phased, so not all measures take effect immediately.

While the Act improves tenant rights, landlords may face greater regulatory and financial burdens, which could influence how they manage properties or set rents.

Enforcement will hinge on local councils having the resources and will to act.

Some tenants and landlords may find that the new systems (e.g. ombudsman, databases) take time to become fully operational or effective.