Applies to England only. Updated 5 October 2026. The Renters’ Rights Act 2025 became law in October 2025. It changes how private renting works in England, and it’s being brought in in phases. The main tenancy changes took effect on 1 May 2026; other parts, such as a landlord database, a landlord ombudsman and new housing standards, come later. Wales, Scotland and Northern Ireland have their own renting laws (see the end of this page).
What changed on 1 May 2026
From 1 May 2026, for most private tenancies in England:
- Section 21 “no-fault” evictions ended. Landlords now need a legal reason (a “ground for possession”) and must use a section 8 notice.
- Most private tenancies became periodic assured tenancies. Existing assured shorthold tenancies converted automatically, and they now roll on with no fixed end date. Tenants can leave by giving two months’ notice.
- Rent can normally go up only once a year, using the section 13 process with at least two months’ notice, and tenants can challenge an increase above market rent.
- Rental bidding is banned. Landlords and agents must advertise an asking rent and can’t accept offers above it. They also can’t ask for more than one month’s rent in advance.
- It’s illegal to discriminate against renters who have children or receive benefits.
- Tenants can ask to keep a pet, and landlords must have a valid reason to refuse.
- Councils have stronger enforcement powers, and rent repayment orders were extended to up to two years’ rent.
Some arrangements aren’t covered by these tenancy changes, including lodgers living with a resident landlord, licences to occupy (such as some tied accommodation), holiday lets and tenancies with rent over £100,000 a year. Social housing tenancies with housing associations follow a separate timetable, which GOV.UK says starts in 2027.
What about evictions that started before 1 May 2026?
Not every old eviction simply disappeared. If a landlord gave a valid section 21 or section 8 notice before 1 May 2026, they had until 31 July 2026 (or the end of the notice, if sooner) to start court action with it. Cases issued by then carry on until the court has dealt with them. From 1 August 2026, those old notices can no longer be used to start a court claim.
What’s still to come
The rest of the Act is being phased in, and these dates are the government’s plans, not yet in force:
- From late 2026: a new Private Rented Sector Database, rolled out region by region. Landlords will have to register and pay an annual fee.
- 2028 (expected): landlords will have to join a new Private Rented Sector Landlord Ombudsman, giving tenants a free way to resolve complaints without going to court.
- Dates subject to consultation: applying Awaab’s Law (deadlines for fixing serious hazards such as damp and mould) and a Decent Homes Standard to private rented homes for the first time.
How charities reacted to the Bill (2024)
When the Renters’ Rights Bill was published in 2024, housing and advice charities welcomed it. Their comments at the time are below. Some of the measures they called for were not part of the final Act.
Polly Neate, Chief Executive of Shelter, said: “The Renters’ Rights Bill is a watershed moment for England’s 11 million renters. By extending notice periods and ridding the country of the gross injustice of Section 21 evictions, renters will no longer live in fear of being booted out of their homes for no reason, with too little notice.
“This Bill will do far more to protect tenants than previous failed attempts, but renters shouldn’t be forced out by colossal rent hikes once the government pulls the plug on Section 21. More than 60,000 renters were walloped with extortionate rent hikes that cost them the roof over their head in the past year alone.
“To truly deliver the stability England’s renters need, the Bill must limit in-tenancy rent increases so they’re in line with either inflation or wage growth. It must also protect renters from eviction for two years and stamp out discriminatory practices like demands for huge sums of rent in advance that drive homelessness.”
Responding to the publication of the Renters Rights Bill, Dame Clare Moriarty, Chief Executive of Citizens Advice, said:
“This bill is a critical and long overdue step which will better protect renters.
“We’re seeing record numbers of people seeking help with no-fault evictions – an average of 100 people every single day. And more than 70% of those we’ve helped with no-fault evictions this year were at risk of being made homeless.
“It’s good to see longer protection and notice periods, saving renters from the fear of early eviction and giving them a fighting chance to find a new home if their landlord decides to sell or move in. But the Section 21 ban needs to be watertight to prevent rogue landlords from exploiting loopholes, or using unfair rent hikes to force tenants out.”
Renting in Wales, Scotland and Northern Ireland
The Renters’ Rights Act doesn’t apply outside England.
- Wales: renting is covered by the Renting Homes (Wales) Act 2016 and “occupation contracts”. Landlords can still end a periodic standard contract without giving a reason, using a section 173 notice with at least six months’ notice. See GOV.WALES: Renting homes and Rent Smart Wales.
- Scotland: most private tenancies are private residential tenancies with their own rules. See mygov.scot: Renting.
- Northern Ireland: see nidirect: Private renting.