Key Changes from 1 May 2026
The first phase of the Act came into force on 1 May 2026. This phase includes the main tenancy reforms affecting most private rented sector landlords, tenants and letting agents in England.
Section 21 ‘no-fault’ evictions ended
From 1 May 2026, private landlords can no longer use Section 21 to evict tenants in the private rented sector. Landlords who need possession must rely on the relevant legal grounds for possession instead.
Most assured tenancies became periodic
The Act moves the sector to a simpler tenancy structure in which assured tenancies are periodic. Tenants can usually stay until they choose to leave or the landlord can rely on a valid legal ground for possession. Official guidance says tenants can end the tenancy by giving two months’ notice.
Rent increase rules changed
Rent increases are limited to once a year through the formal legal process, and tenants can challenge excessive increases. The government’s guide says landlords must use the relevant Section 13 process and that the reforms are intended to help tenants challenge unfair or above-market increases.
Large upfront rent demands were restricted
Official guidance says a landlord can require up to one month’s rent in advance once a tenancy agreement has been signed and before the tenancy starts. Once the tenancy has started, terms requiring rent before the agreed due date cannot be enforced.
Rental bidding was targeted
The Act prohibits landlords and letting agents from asking for, encouraging or accepting offers above the advertised rent. This is part of the first implementation
phase.
Rental discrimination protections were introduced
The roadmap shows that the commencement package for 1 May 2026 includes rental discrimination measures. This is designed to tackle unfair barriers faced by some applicants, including families with children and people receiving benefits.
Pet requests must be considered reasonably
The Act says landlords can not unreasonably withhold consent when a tenant asks to keep a pet. Where disputes arise, the matter can be escalated through the appropriate routes. Official guidance also notes that damage issues remain linked to deposits and normal legal recovery routes.
