Renters' Rights Act 2026: Complete Guide
The biggest reform to renting in 30 years. Everything changing for tenants and landlords from 1 May 2026.
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Get Free Compliance Quotes5 Key Changes at a Glance
No more
No-fault evictions
Section 21 abolished. Landlords need a valid reason to evict.
1x/year
Rent increases capped
Once per year max, 2 months notice, free to challenge.
Pets OK
Right to keep pets
Landlords can't unreasonably refuse. “No pets” blanket bans gone.
Banned
Rent bidding over
Landlords must publish asking rent. No accepting higher offers.
£40K
Fines for landlords
Up to £40,000 for serious breaches. Criminal prosecution after 28 days.
What Is the Renters' Rights Act?
The Renters' Rights Act 2025 received Royal Assent on 27 October 2025 — the most significant reform to England's private rented sector in over 30 years. It abolishes Section 21 no-fault evictions, introduces new tenant protections, and creates strict new obligations for landlords with fines up to £40,000.
Phase 1 takes effect 1 May 2026 (headline changes). Phase 2 (PRS Database, Ombudsman) follows 2027–2028. Phase 3 (Decent Homes, Awaab's Law for PRS) expected ~2035.
What This Means for Tenants
Your new rights and protections from 1 May 2026
From 1 May 2026, Section 21 no-fault evictions are gone for good. Your landlord can no longer evict you simply because a fixed-term tenancy has ended. All ASTs automatically become periodic assured tenancies with no end date — you can stay as long as you pay rent and follow the terms.
Already received a Section 21?
Notices served before 1 May 2026 can still proceed — but only if your landlord starts court proceedings by 31 July 2026. After that, they become unenforceable.
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What This Means for Landlords
New obligations, deadlines, and penalties from 1 May 2026
Three Critical Deadlines
Deadline 1
30 April 2026
Last day to serve a Section 21. After this, no-fault evictions gone forever.
Deadline 2
31 May 2026
Must serve Information Sheet to all existing tenants. £7,000 fine per document missed.
Deadline 3
31 July 2026
Last day to file court applications for existing Section 21 notices. After this, all S21s dead.
Landlord Compliance Checklist
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Sources
GOV.UK: Guide to the Renters' Rights Act
GOV.UK: Implementation Roadmap
GOV.UK: Grounds for possession
Shelter England, NRLA, Burges Salmon, Kennedys Law, Keystone Law
This page is for informational purposes only and is not legal advice.