The Renters' Rights Act Introduces Major Renting Reforms in England from May 2026
The Renters' Rights Act, described as the biggest shake-up to renting in England in 30 years, will take effect from 1 May 2026 and affects more than 11 million renters in England.
Under the new legislation, tenancies will move from fixed terms to periodic (rolling) agreements, allowing tenants to stay indefinitely while those who want to leave can give two months' notice.
No-fault evictions under Section 21 will be removed. Landlords will be barred from selling or moving into a property during the first 12 months of a tenancy. After this period, evictions require four months' notice and are only permitted in cases of damage, antisocial behaviour, or rent arrears of three months.
If tenants fail to vacate after the four-month notice, courts will decide on possession. Landlords will also be prohibited from evicting tenants simply for raising complaints about poor property conditions.
Rent increases must reflect the market rate and require two months' notice. Tenants will have the right to challenge excessive rent hikes at a first-tier tribunal.
Regarding deposits and upfront payments, maximum deposit caps remain. However, landlords can now request only one month's rent in advance (or 28 days for tenancies shorter than a month).
It will become illegal to discriminate against prospective tenants for receiving benefits or having children, although affordability checks will still be allowed.
Concerning pets, landlords must consider reasonable requests and cannot unreasonably refuse. Pet insurance to cover potential damage may be required.
For student accommodation, purpose-built student housing can be given two weeks' notice to leave. Private landlords with student Houses in Multiple Occupation (HMOs) can evict with four months' notice to create new tenancies. All contract residents must be students. Additionally, a future Decent Homes Standard and Awaab's Law are referenced as part of upcoming reforms.
