Summary
The Renters’ Rights Act 2026 introduces major changes to private renting in England from May 1, 2026. The law abolishes Section 21 no-fault evictions, replaces fixed-term tenancies with rolling contracts, limits rent increases to once per year, bans rental bidding, and strengthens tenant rights around pets and discrimination.
Tenants gain greater security and flexibility, while landlords must adapt their tenancy management, possession planning, and rent review processes to remain compliant. Understanding these changes early helps both tenants and landlords avoid disputes and legal issues.
If you rent out property in England, the way you manage tenancies is changing from May 1, 2026.
The Renters’ Rights Act 2026 introduces major reforms affecting evictions, tenancy structure, rent increases, and tenant rights. These changes apply to existing and new tenancies, and failing to comply could invalidate notices or expose landlords to legal challenges.
This guide explains the new rules clearly and practically, so you can stay compliant and plan ahead.
The End of Section 21 Evictions
From May 2026, Section 21 “no-fault” evictions are abolished.
Landlords will no longer be able to regain possession without giving a legally defined reason. Acceptable grounds include:
- Selling the property
- Moving in yourself or a close family member
- Serious rent arrears
- Anti-social behaviour or breach of tenancy
In most cases, landlords must give a minimum of 4 months’ notice and cannot evict within the first 12 months of a tenancy except in limited circumstances.
What this means for landlords:
Possession planning becomes more important. Documentation, timelines, and correct notice grounds are critical.
Fixed-Term Tenancies Are Replaced by Rolling Contracts
All private tenancies will automatically become periodic (rolling) tenancies.
- Fixed-term agreements (e.g. 12 months) will no longer apply beyond May 2026
- Tenants can leave at any time with 2 months’ notice
- Landlords cannot require tenants to commit to a minimum term
Even if a tenant signed a fixed-term agreement before May 2026, the tenancy converts automatically.
What this means for landlords:
Tenant turnover may increase. Retention strategies (good maintenance, fair rent, communication) become more important than contract length.
Rent Increases and Advertising Rules
Rental bidding is banned
Landlords must advertise a single asking rent and cannot solicit or accept offers above that amount.
Rent increases are limited
- Rent can increase once per year only
- Increases must be issued via a Section 13 notice
- Contractual rent review clauses will no longer apply
Tenants have the right to challenge increases at a tribunal.
What this means for landlords:
Rent reviews must be planned annually and supported by market evidence.
Pets, Families, and Discrimination Rules
Landlords must now reasonably consider pet requests. Blanket bans are no longer lawful.
However, landlords may:
- Require tenants to take out pet damage insurance
- Refuse pets with a clear, evidence-based reason
It is also unlawful to:
- Advertise “no children”
- Refuse tenants solely because they receive benefits
Key Differences at a Glance
| Area | Before May 2026 | From May 2026 |
|---|---|---|
| Evictions | Section 21 allowed | Reason required |
| Notice | 2 months | 4 months (most cases) |
| Tenancy | Fixed-term | Rolling |
| Rent increases | Contract clauses | Once per year |
| Pets | Discretionary | Must be considered |
What Landlords Should Do Now
- Review tenancy agreements and remove invalid clauses
- Plan possession strategies using new legal grounds
- Adjust rent review processes to annual cycles
- Ensure letting agents are compliant
Preparing early reduces risk and protects rental income.