How the Renters’ Rights Act affects tenants
The Renters’ Rights Act has changed how private rented homes are let in England. For tenants, the main changes affect security, tenancy agreements, rent increases, discrimination protections and the right to request a pet. These changes apply to private rented properties on or from 1 May 2026.
The aim is to create a rental system that is fairer, more secure and easier to understand. This guide explains the key changes tenants need to know and what they mean in practice.
What the Renters’ Rights Act means for tenants
Private renting in England no longer works in the same way as it did under the old assured shorthold tenancy model. Tenants now have greater security because landlords cannot use Section 21 to end a tenancy without a valid reason, and tenancies are periodic by default rather than ending automatically after a fixed term.
For tenants, that means more stability, clearer rights and a more structured process when a landlord wants to increase rent or recover possession.
Your Key Rights Under the New Renters' Rights Act
Section 21 has ended
Landlords can no longer use Section 21 to evict tenants without giving a reason. If a landlord wants to end the tenancy, they must use a valid legal ground and follow the correct process. This is the end of “no-fault” evictions in the private rented sector from 1 May 2026.
- See our guide to notice periods.
Tenancies are periodic by default
Assured shorthold tenancies have moved to assured periodic tenancies. That means tenants are no longer tied to the old fixed-term model in the same way, and the tenancy continues on a rolling basis until it is ended lawfully. GOV.UK’s tenant guidance says all assured tenancies are periodic from 1 May 2026.
Tenants can leave with notice
Under the new system, tenants can usually end their tenancy by giving notice, rather than having to wait for the end of a fixed term. Tenants can generally give 2 months’ notice to leave.
This gives tenants more flexibility when their circumstances change.
Rent increases follow a stricter process
Landlords can only increase rent using the proper legal route, and usually only once a year. Tenants must be given at least 2 months’ notice, and they can challenge a proposed increase if they think it is above market rent. The implementation roadmap confirms the revised annual rent increase system from 1 May 2026.
- See our guide to rent increases.
Rental bidding is banned
Landlords and letting agents cannot ask for, encourage or accept offers above the advertised rent. This is designed to make renting more transparent and reduce pressure on tenants competing for homes.
More than one month’s rent in advance cannot be required
Landlords and letting agents cannot require more than one month’s rent in advance. The implementation roadmap lists this as one of the Phase 1 changes from 1 May 2026.
Tenants with children or who receive benefits are protected from discrimination
Landlords and letting agents cannot treat applicants unfairly because they have children or because they receive benefits.
Tenants can request to keep a pet
Tenants can ask to keep a pet, and landlords must consider the request properly. A landlord can refuse only if they have a valid reason. GOV.UK’s tenant overview confirms this new right.
- See our guide to renting with pets.
Landlords still have responsibilities for repairs and standards
The Renters’ Rights Act sits alongside existing landlord responsibilities for repairs, safety and property standards. Tenants should still report issues promptly and keep records if problems are not resolved. The broader reform package is also tied to stronger enforcement against non-compliant landlords.
How these changes benefit tenants
More Stability
More Transparency
Better Living Conditions
Stronger Legal Protections
To stay informed about your rights, check out these related guides
Enhanced Protection against discrimination for Tenants
Renting with pets - Your rights
Renters Rights Bill FAQs For Tenants
These are some of the most commonly asked questions about the Renters Rights Bill and how it impacts tenants.
Section 21 allowed landlords to evict tenants without giving a reason. Under the new Renters' Rights Act, landlords must now provide a valid legal reason to evict, giving tenants more stability and protection from retaliatory evictions.
No. The Renters' Rights Act abolishes Section 21 “no-fault” evictions. Landlords must now provide a valid legal reason (e.g. selling the property, moving in, serious rent arrears) to end a tenancy
All tenancies will become periodic, meaning:
- There continue indefinitely until the tenant chooses to leave, or the landlord regains possession through legal grounds.
- Tenants will need to give two months’ notice
This gives tenants more flexibility and reduces the risk of being locked into unsuitable long-term contracts.
All tenancies will become periodic, meaning:
- No fixed end date
- You can leave with two months’ notice
- Landlords must follow legal grounds to ask you to leave
No. Under the Renters' Rights Act rent increases are limited to once per year and must follow a formal process.
The Renters' Rights Act strengthens protections against retaliatory evictions. If you report poor conditions, your landlord cannot evict you in response.
You’ll be given more time to find a new home, and landlords must provide evidence of their intent. This is to prevent misuse of these grounds
Under the Renters' Rights Act, tenants can give two months’ notice at any time under the new periodic tenancy system.
Under the Renters' Rights Act, landlords must give at least four months’ notice in most cases, and they must have a valid reason (e.g., selling the property, moving in themselves, or serious breaches of tenancy).
The Renters' Rights Act introduces minimum housing standards and a new Private Rented Sector Ombudsman. You can raise complaints and expect a fair, binding resolution.
The Act strengthens tenant protections, allowing you to report poor conditions without fear of eviction.
- Know your rights under the new law
- Keep records of rent payments and communications
- Don’t hesitate to report unsafe or poor conditions
- Stay informed as the bill progresses into law (expected summer 2025)
More Stability
More Transparency
Better Living Conditions