As the Renters’ Rights Act comes into force, it brings wide-ranging implications across the lettings market. This guide breaks down the core changes, from eviction reforms to rent controls and tenant rights regarding pets.

Do you know how the Renters’ Rights Act will affect your tenancy? Thinking of renting but not sure what the new legislation means?

Our guide to what’s changing will help you navigate your renting journey, whether you’re new to renting, an existing tenant or a landlord.

What is the Renters’ Rights Act?

The Renters’ Rights Act 2025 is a landmark piece of UK housing legislation designed to reform the private rented sector.

Having received Royal Assent in October 2025, the Act represents the most significant update to tenant and landlord laws in nearly 40 years.

The Act comes with a lot of changes that will affect both landlords and tenants. Its primary purpose is to rebalance the rental market, providing more security and stability for private renters across England.

When does the Renters’ Rights Act start?

The Renters’ Rights Act will come into effect in phases. The first big milestone is 1 May 2026, when we’ll see changes like new rules for evicting a tenant and the switch from fixed terms to periodic tenancies.

There will be more changes later in 2026, including a new ombudsman. And beyond that, there will be new EPC rating requirements and a Decent Homes Standard.

Renters’ Rights Act changes from 1 May 2026

New eviction process

Your landlord will need a valid reason to evict you, known as a ground for possession. You can find a list of the new, revised and existing grounds on the government’s website. There are new notice periods too, which may allow you to stay in your home for longer.

Landlords will still be allowed to sell their property but they won’t be able to use this reason during the first 12 months of your tenancy. In addition to waiting 12 months, your landlord must give you at least 4 months’ notice.

Notice periods do depend on the reason for the eviction. If you are involved in severe anti-social or criminal behaviour, for example, your landlord doesn’t need to give any notice.

Evictions for rent arrears

A landlord can use Ground 8 (severe rent arrears) to evict you but they will have to wait longer to serve notice. This gives you more time to repay arrears.

A landlord will only be able to use Ground 8 once you owe at least 3 months’ rent (or 13 weeks’ rent for a weekly tenancy). The notice period for severe arrears is also doubling, from 2 weeks to 4 weeks.

Landlords can use Ground 10 if you have arrears of less than 3 months, or Ground 11 if you frequently pay your rent late. It would, however, be up to a court to decide if the landlord’s eviction request was reasonable.

Challenging evictions

You will still be able to challenge a landlord’s decision to evict you in court. This applies if you think your landlord is acting unfairly or if they haven’t followed the correct eviction procedure.

End of fixed-term tenancies

‘Rolling’ periodic tenancies will become the only type of contract offered. If you currently have a fixed term tenancy, it will automatically switch to a periodic one on 1 May 2026.

Periodic tenancies will allow you to end your tenancy when it suits you, as long as you give your landlord 2 months’ notice.

Bidding wars banned

The price you see a property advertised for will be the price you pay, thanks to a ban on bidding wars between tenants.

Landlords and letting agents will set an asking price and stick to it. They must refuse higher offers, even if the tenant is willing to pay more.

Rent increase limits

Landlords will be limited to increasing your rent to once a year, using a Section 13 notice. And when they do so, they must set an increase that’s in line with local market rates.

If you think a rent increase is unreasonable, you’ll be able to challenge it at the First-tier Tribunal. A challenge will be at a low fee, with no hearing cost.

Cap on rent in advance

Rent in advance is being capped at 1 month’s rent. The limit is designed to prevent tenants overcommitting themselves financially.

Rent in advance is usually paid between signing the agreement and the tenancy starting. You can still volunteer any sum of upfront rent during your tenancy.

End to discrimination

You won’t be excluded from the rental market just because you have children or receive benefits. Rental discrimination will be banned, with decisions based on affordability and referencing.

Right to request a pet

You’ll have a new right to request to keep a pet after you’ve moved into a property. Your landlord must consider the request. If they refuse, they have to give you a valid reason in writing.

You’ll be able to take action if you think your landlord’s pet refusal is unfair. Complaints can be lodged with a new private rented sector ombudsman or taken to court.

Renters’ Rights Act changes later in 2026

Private rented sector ombudsman

You’ll have free access to a new private rented sector ombudsman. Landlords will be obliged to sign up.

The ombudsman will handle complaints about fees, maintenance, compliance and communication. The aim will be to avoid disputes going to court.

Private rented sector database

A new private rented sector database will launch later this year. Like the ombudsman, landlords will have to sign up.

The database will be free and open for tenants to use. You’ll be able to check who you’re renting from and see documents about property standards.

Renters’ Right Act changes in the future

A new EPC grade

Lower fuel bills and reduced carbon emissions will become a reality for more renters. By 2030, most privately rented homes will need an EPC rating of C or better. Your landlord will be responsible for making eco improvements.

Decent Homes Standard

Every privately rented home will eventually need to meet a new Decent Homes Standard. Landlords will become legally obliged to ensure their properties are safe, secure and hazard free.

Awaab’s Law

Awaab’s Law will empower tenants to challenge dangerous conditions. It will also force landlords to make repairs within a set time period.

Key takeaways

  • Most reforms will take place on 1 May 2026. Tenants will have new rights and better protection.
  • Rent increases will be limited to once a year and rent in advance will be capped to 1 months’ rent.
  • ‘No fault’ evictions will be banned. Instead, your landlord must have a valid reason from a Government list to evict you.
  • Discrimination against tenants with children and those receiving benefits will end.
  • Future reforms include a new landlord database and an ombudsman, so renting becomes a safer and more transparent experience.
  • If your tenancy started before 1 May 2026, your landlord or letting agent must send you an information sheet. This will confirm what’s changing.