From 1 May 2026, England's rental market will undergo its most significant overhaul in decades as the Renters' Rights Act, commonly referred to as the Renters' Rights Bill, comes into force, bringing sweeping changes for millions of tenants and landlords across the country. 

The government has framed the reforms as a long-overdue rebalancing of rights between tenants and landlords in the private rented sector (PRS), affecting around 11 million renters and 2.3 million landlords.  

End of 'No-Fault' Evictions and Fixed-Term Tenancies 

At the heart of the new legislation is the abolition of Section 21 'no-fault' evictions, the mechanism that has allowed landlords to end a tenancy without providing a reason. Under the Act, landlords will no longer be able to use these notices to evict tenants simply because they want to take back their property after a fixed term or for convenience. 

Simultaneously, fixed-term assured shorthold tenancies, long the standard form of private rental agreement , will be replaced with assured periodic tenancies for both new and existing contracts. This means tenancies will run indefinitely, offering tenants greater security. Tenants wishing to leave must give two months' notice.  

For renters, these changes amount to a substantial boost in stability and protection. Without the spectre of arbitrary eviction, tenants will have more confidence to challenge poor practice and assert their rights, such as reporting safety issues or asserting their rights under new standards.  

Rent control and fairer access 

The Act also limits rent increases to once per year via the statutory Section 13 process and bans the controversial practice of rental bidding wars, which had seen some prospective tenants offering above-asking rents to secure properties. Advertised rental prices must now be honoured, and landlords and agents cannot accept higher offers.  

In addition, landlords will be restricted to requesting no more than one month's rent in advance, which campaigners argue will reduce upfront costs that often price out lower-income renters. The reforms also make it illegal to discriminate against tenants on the basis of having children or receiving benefits.  

Another key change requires landlords to consider requests from tenants to keep pets,  landlords must respond within a set period and can only refuse with valid reasons.  

New responsibilities and enforcement for landlords 

While the reforms greatly strengthen tenants' rights, they also introduce new responsibilities for landlords. The government has committed to enhanced enforcement measures, including increased penalties for breaches of standards and procedures, as well as requiring local authorities to take a more proactive role in oversight.  

Landlords will need to familiarise themselves with the new grounds for possession under Section 8, which will replace the simpler Section 21 route, and ensure they comply with tighter procedural requirements, from rent increase notices to valid legal grounds for seeking possession.  

Industry bodies have warned that a lack of detailed guidance ahead of the implementation date could create confusion about compliance, potentially exposing landlords to fines or dispute risks.  

A Sector Transformed 

Overall, the Renters' Rights Act marks a paradigm shift in how the private rented sector operates in England. Tenants will enjoy unprecedented security and fairness protections, but landlords will need to adapt quickly to a legal environment that prioritises long-term tenancy stability over flexible investment terms. The impact of these changes will shape the rental market for years to come.