The Renters’ Rights Act: The Ultimate Guide for Landlords (2026 Update)

The Renters’ Rights Act is a landmark reform of rental legislation in England that came into force on the 1st of May 2026. It aims to:

• Strengthen tenant protections and housing security
• Replace outdated tenancy models with a simpler, fairer system
• Improve living standards across the private rented sector
• Streamline how disputes are resolved
• Support responsible property management by landlords

Section 21, often called the “no-fault eviction” rule, allowed landlords to evict tenants without justification. It was removed as part of the Renters' Rights Act to:

• Prevent unfair or retaliatory evictions
• Give tenants greater peace of mind and housing stability

See our full guide to Section 21 abolishment.

Since the Renters' Rights Act came into force on the 1st of May 2026, all tenancies are now periodic, meaning:

• No fixed end date
• Tenants can leave with two months’ notice
• Landlords must provide a valid legal reason to end a tenancy. 

This creates a more flexible and transparent system for everyone involved.

An independent ombudsman will be introduced to:

• Offer free, impartial, and binding dispute resolution
• Help resolve issues without going to court
• Be available to all private landlords, regardless of portfolio size

Yes landlords can still increase the rent, but with new protections:

• Rent increases are limited to once per year
• Landlords must give two months’ notice
• Tenants can challenge excessive increases through a First-tier Tribunal. 

For more information, see our guide to increasing rent. 

The government is modernising the system by:

• Streamlining possession proceedings
• Reducing delays through improved court efficiency
• Introducing digital tools for faster resolution

For most private assured periodic tenancies, landlords and letting agents cannot ask for, encourage or accept rent before the tenancy agreement has been signed.

Once the agreement is signed, and before the tenancy starts, they can usually ask for up to one month’s rent in advance where rent is paid monthly, or up to 28 days’ rent where it is paid more frequently.

Since the 1st of May 2026, tenants will have the right to request a pet, and landlords cannot unreasonably refuse their request. However, there are some instances where they may not be allowed. 

For further clarification, please see our guide to renting with pets. 

The Renters' Rights Act includes tailored provisions for students, allowing:

• Fixed-term contracts for purpose-built student housing
• Clearer rules on notice periods and tenancy terms

See our guide to letting to students for more details. 

The service is the first stage of the new Private Rented Sector Database created under the Renters’ Rights Act. It will hold information about private landlords, their rental properties and compliance with key legal requirements.

The service will roll out region by region from 15 December 2026. Landlords of assured or regulated tenancies will generally need to register themselves and each occupied rental property, pay an annual fee of £65 per property, and renew their registrations each year. Each region will have its own registration deadline.

The database is intended to help councils identify non-compliance and take enforcement action more effectively. A public-facing service is planned for a later stage, enabling tenants to check whether landlords and properties are registered and meet key requirements.