Applying to England only
EVICTIONS
THE CHANGE:
An end to section 21 “no-fault” evictions.
THE DETAIL:
Landlords will no longer be allowed to evict tenants without giving a reason.
But they will still have rights to evict on reasons such as:
- Moving back in
- Selling the property
- Unpaid rent
- Antisocial behaviour
PETS
THE CHANGE:
Landlords can no longer ban pets.
THE DETAIL:
Renters can ask to live with a pet and landlords have to consider the request fairly.
CONTRACTS
THE CHANGE:
All private rent contracts will be rolling, not fixed.
THE DETAIL:
Tenancy agreements will be rolling month-to-month or week-to-week with no end date, which the government says will give renters more security.
Tenants can also end contracts with two months notice, rather than being locked in for longer.
BIDDING WARS
THE CHANGE
Landlords can’t accept offers above the advertised price.
THE DETAIL:
It will be illegal for landlords and letting agents to suggest or accept offers over the original listing.
DISCRIMINATION
THE CHANGE:
Refusing tenants because they have kids or are on benefits will be illegal.
THE DETAIL:
It will be illegal for landlords and agents to discriminate against prospective tenants who receive benefits or who have children.
However, landlords and agents will still be able to do reference and affordability checks before selecting a tenant.
RENT RISES
THE CHANGE:
Landlords can only raise the rent once a year.
THE DETAIL:
Landlords will need to give two months’ notice, and can only increase rent to “the market rate”.
If a tenant believes the amount is excessive, they can challenge the landlord at a first-tier tribunal, a type of civil court.
RENT IN ADVANCE
THE CHANGE:
Landlords can only ask for one month’s rent up front.
THE DETAIL:
Big advance payments are over, as landlords will be restricted to requesting one month’s rent to secure a tenancy.
This can be 28 days rent if the tenancy is less than a month.
The first phase of reforms from the Renters Rights Act will take effect on May 1 2026.
From this date, all existing and new private tenancies in England will move onto the new system.
Implementation of phase one focuses solely on tenancy reform: the transition to periodic tenancies, limits on rent in advance, a ban on rental bidding, clearer rules on rent increases via Section 13 notices, strengthened anti-discrimination measures, and new rights around pets.
All existing assured shorthold tenancies will automatically convert to the new tenancy system. All new tenancies signed on or after this date will follow the new rules, including the cap on rent in advance and the new processes for rent increases and pets.
Any Section 21 notice served before May 1 2026 remains valid until it expires (six months from service) or until the tenant vacates.
As set out in the Act, all new tenancies must have a written tenancy agreement that includes specific information to be set out by the government in secondary legislation.
Landlords won’t need to change or re-issue existing written tenancy agreements. Instead, they will need to provide tenants with a copy of this government-produced information sheet, explaining how the reforms may have affected the tenancy.
If an existing tenancy doesn’t currently have a written tenancy agreement — because it is based on a verbal agreement or because it is a protected tenancy — landlords will need to provide the tenant with a written document that covers the required information.
Further phases of the Act will follow:
- Phase Two (late 2026): Landlord Ombudsman and new PRS Database
- Phase Three (TBC, consultation expected 2035–2037): Decent Homes Standard and Awaab’s Law
