The Renters' Rights Act changed the rules for private renting from 1 May 2026.
The changes apply to most private landlords and tenants in England.
What has changed?
The new law:
- ends Section 21 'no fault' evictions
- changes most fixed-term tenancies to rolling tenancies
- limits rent increases to once a year
- gives tenants more rights to challenge rent increases
- introduces new rules on discrimination, pets and rental bidding
What landlords can still do
You can still ask a tenant to leave in some situations, including if:
- you want to sell the property
- you want to move into the property
- your tenant has rent arrears
- your tenant is involved in anti-social behaviour
You must follow the correct notice period and legal process.
Rent increases
You can increase rent once a year.
You must:
- give at least 2 months notice
- follow the correct legal process
- make sure the increase is fair and reflects local market rents
Tenants can challenge rent increases.
Tenancy information
You must give tenants clear information about their:
- tenancy
- rights
- responsibilities
Future changes
Future changes will include:
- national landlord and property database
- new landlord ombudsman
- stronger rules on housing standards, including damp and mould
- Decent Homes Standard for private rented homes (GOV.UK)
Landlords and enforcement
If you do not follow the law, you may face enforcement action, financial penalties or prosecution.
These changes form part of the private sector housing enforcement policy (PDF, 330KB)
Independent advice
If you need legal advice about the Renters' Rights Act, contact an independent legal adviser.