# The Renters’ Rights Act: The Ultimate Guide for Landlords (2026 Update) The Renters’ Rights Act 2025 is changing how private renting works in England. The first phase of reforms came into force on 1 May 2026, including the end of Section 21 ‘no-fault’ evictions, the move to periodic tenancies, updated rent increase rules, and new protections around rental bidding and discrimination. The next phase begins in December 2026 with the regional rollout of the government’s new ‘Register your rental property’ service. Landlords will be required to register themselves and each qualifying rental property by the deadline for the region in which the property is located. Further reforms, including the Landlord Ombudsman, will follow. Whether you are a **tenant, landlord, letting agent or property investor**, this guide explains what the Act means in practice, what changed on 1 May 2026, and which parts of the reform programme are still to be introduced. [What are the implications of the Renters' Rights Act?](#stakeholders) ![Renters Rights](https://www.your-move.co.uk/uploads/asset_image/2_5465.jpg?v=54377) ## **What is the Renters' Rights Act?** The Renters’ Rights Act 2025 is a major reform of private renting law in England. Its aim is to give tenants more security, simplify the tenancy system, improve routes to redress, and strengthen standards and enforcement across the sector. ## **Timeline for the Renters' Rights Act** ![Timeline for the Renters' Rights Act](https://www.your-move.co.uk/uploads/asset_image/2_5536.png?v=33264) ## **What are the implications of the Renters' Rights Act for the different stakeholders?** ### Tenants Enhanced security, fairer rental terms, and stronger rights. [Find out more](/renters-rights/tenants-guide) ### Landlords New legal requirements and changes in eviction rules. [Find out more](/renters-rights/landlords-guide) ### Letting Agents Stricter compliance guidelines. [Find out more](/renters-rights/letting-agents-guide) ### Property Investors Potential shifts in the rental market. [Find out more](/renters-rights/property-investors-guide) ## **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](/renters-rights/abolishment-of-section-21) to evict tenants in the private rented sector. Landlords who need possession must rely on the relevant [legal grounds for possession](/renters-rights/landlords-guide/legal-reasons-to-end-a-tenancy) 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](/renters-rights/landlords-guide/rent-increases-after-renters-rights-bill) 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](/renters-rights/pet-ownership-in-rental-properties). 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. ## What changes next? ### 'Register your rental property' service The government’s new landlord and rental property registration service will begin rolling out across England on 15 December 2026. It will start in the West Midlands before extending to a different region each month. Read our latest guidance on this '[Register your rental property](/blog/new-rental-property-register-what-landlords-need-to-know)' service. ## Latest blogs See more of our blogs on [Renters' Rights ](/blog/cat/renters-rights) - [New rental property register: What landlords need to know](/blog/new-rental-property-register-what-landlords-need-to-know) - [Why now is a good time to review your rental income](/blog/why-now-is-a-good-time-to-review-your-rental-income) - [UK rents are rising: What it means for landlords and renters](/blog/bloguk-rental-market-remains-strong-2026) - [Renters’ Rights act penalties and enforcement explained](/blog/renters-rights-act-penalties-and-enforcement-explained) ## **Renters' Rights Act FAQs** The Renters’ Rights Act 2025 represents a significant change to the private rental sector, introducing new rights and protections for tenants alongside new responsibilities for landlords. If you’re unsure about any of the terminology associated with the Renters’ Rights Act, our [Renters’ Rights Act Glossary](/page/2264) explains the key terms in plain English. Alternatively, you can [contact your local letting agent](/letting-agent) for further help and guidance. ## Renters Rights Act - Parent ### What is the Renters’ Rights Act 2025? 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 ### Why was Section 21 abolished? 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](/page/2257). ### What type of tenancy agreements apply under the new Renter's Rights Act? 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](/page/2251). This creates a more flexible and transparent system for everyone involved. ### What is the new Private Rented Sector Ombudsman? 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 ### Can landlords still raise the rent on their rental property now that the Renter's Rights Act is in place? 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](/page/2250). ### How is the court process being improved to deal with the Renters' Rights Act legislation? The government is modernising the system by: - Streamlining possession proceedings - Reducing delays through improved court efficiency - Introducing digital tools for faster resolution ### Are upfront rent payments allowed, under the Renters' Rights Act? 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. ### Can tenants keep pets in rented properties under the Renters' Rights Act rules? 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](/page/2252). ### How does the Renters' Rights Act affect student accommodation? 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](/page/144) for more details. ### What is the ‘Register your rental property’ service? The [service](/blog_post/1506) 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.