What is the Renters’ Rights Act and what does it mean for tenants?

Last updated: April 16, 2026

The Renters’ Rights Act (formerly known as the Renters’ Rights Bill or Renters Reform Bill) is the biggest overhaul of private renting laws in England for decades. It became law in October 2025 and is being introduced from 1 May 2026.

The aim is to improve security, fairness and transparency for tenants, while creating a more consistent framework for landlords. Whether you already rent a home or are thinking about renting in future, here’s what the changes could mean for you.

What is the Renters’ Rights Act and what’s changing?

The Renters’ Rights Act represents the government’s efforts to update and improve the private renting experience in England. It seeks to provide greater protections for renters while also outlining clear rules for landlords.

The Bill represents the biggest shift towards more tenant-friendly rental laws in England for a long time.

Some of the key changes that it will bring about include:

• Abolishing Section 21 evictions: in which landlords can evict tenants with just two months’ notice. Instead, landlords may need to provide a strong reason for evictions, such as tenants not paying rent.
• Introducing open-ended tenancies: Rather than fixed-term tenancies (like 6 or 12-month contracts), all tenancies will be more flexible, and work on a rolling basis.
• Providing means to appeal rent increases: Tenants will be able to challenge rent increases they believe are too high through official channels that will include a tribunal.
• Establishing a dedicated ombudsman: This independent body would help resolve disputes between landlords and tenants.

What are the new rules around pets in rental homes?

Under the Act, tenants will have a legal right to request a pet, and landlords must consider that request fairly.

You can request a pet in writing

Tenants can ask their landlord for permission to keep a pet at any point during their tenancy. The request must be made in writing and include a description of the pet, such as the type and size.

Landlords can’t refuse pets without a valid reason

Landlords are no longer allowed to apply a blanket “no pets” policy. If they refuse a request, they must have a reasonable justification based on the specific property and the specific pet.

Examples of reasons that may be considered grounds for refusing a pet include:

• The property is unsuitable for the type or size of pet (such as requesting a large dog is moved into a small flat)
• Restrictions on a superior lease, such as a block of flats that doesn’t permit pets
• Another tenant already living in the property has an allergy

The landlord having had previous negative experience of a tenant’s pet, or general concerns about damage are not considered valid reasons on their own.

Our property expert, Colleen Babcock, says: “Our recent survey of current and past renters revealed that 57% had missed out on a rental property they wanted in the past, due to being unable to move their pet in. So, it’s clear that changes to rules around renting with pets are likely to bring more choice and flexibility for many renters, especially those who’ve previously found it difficult to secure a home that welcomes their pet. At the same time, it’s important to recognise landlords’ concerns around property condition and the costs that might come with that, which is why open communication and transparency on both sides will be key to making these changes work well in practice.”

What is the rent payment reform?

The Renters’ Rights Act is set to introduce several rental payment reforms. These include:

Rent increases

Under the new rent regulations, tenants may appeal to a tribunal if they believe rent increases are excessive. The tribunal may reject the increase if it finds the right is higher than comparable local properties and market rates. Landlords are only permitted to raise rents once per year, in line with market rates.

Rent in advance

Landlords often request that tenants pay large sums up front. The Bill will change this, preventing landlords and agents from asking for more than one month’s rent in advance of the tenancy commencing.

Rental bidding

Tenants can currently compete by offering more rent than the asking price, leading to bidding wars. The Bill will put a stop to this by requiring landlords to clearly state an asking price, and preventing them from accepting any higher offers.

Rent Repayment Orders (RROs)

RROs can help tenants to take action against rule breaking landlords. They help to stop landlords from acting unfairly and give tenants with a way of getting their money back if something goes wrong. The Bill is designed to make RROs stronger, easier to use, and be applicable to more rental situations. More information on this can be found here.

Will the Renters Reform Bill be passed?

The Bill was given Royal Assent on the 27 October 2025.

The main changes will come into force on 1 May 2026: providing landlords with time to comply and the rental sector time to respond to the changes.

When the rules do come into force, they will cover both new and existing tenancies. This one-stage rollout in which all tenants will be given the same rights at the same time is designed to help avoid confusion.

The only exception will be social housing, where further consultations will be carried out before changes are introduced.

What are the changes to Section 21?

The Renters’ Rights Act will end Section 21 evictions, also known as ‘no-fault’ evictions.

Under Section 21, landlords could end your tenancy by giving you two months’ notice. They don’t need to explain why they want you to leave – hence the term ‘no-fault’ eviction.

Under the new bill, this changes completely. Landlords need to give a specific, valid reason to evict a tenant. These would include things like selling the property, moving back in to the property themselves, or other specified circumstances that are written into the law.

The changes will give tenants greater security of tenure, while still allowing landlords to regain possession of properties when they need to. For the full list of grounds for possession and notice periods, official guidance is available here.

What are the rights of a tenant?

All tenants of privately rented properties in the UK have several rights that include:

• The right to live in a property that’s safe and in a good state of repair.
• The right to have your deposit returned when the tenancy ends.
• The right to challenge excessively high charges.
• The right to know who your landlord is.
• The right to live in the property undisturbed.
• The right to see an Energy Performance Certificate for the property.
• The right to be protected from unfair eviction and unfair rent.
• The right to a written agreement if you have a fixed-term tenancy of more than three years.

When starting a new assured tenancy in England, your landlord must also give you a copy of the how to rent guide. In Scotland, they must give you a copy of the Tenant Information Pack.

What are the new renters’ rights rules?

Both landlord and tenant rights will be updated within the Renters’ Rights Bill. Some of the key tenancy reforms that will affect renter rights include:

• The end of fixed-term tenancies: These will be replaced with periodic tenancies that give you more flexibility. This means you won’t be locked into long contracts if your circumstances change.
• End of Section 21 evictions: You won’t be able to be evicted without your landlord providing a valid, specific reason. This gives you much greater security in your home.
• Rent increases: Hikes in rent prices will be able to be challenged through a tribunal. Landlords may also only increase rent once per year, in line with market rates.
• Rent payments: Landlords won’t be able to ask tenants to pay more than one month’s rent in advance of a tenancy beginning.
• Decent Homes Standard: This new standard will be introduced to ensure that properties meet minimum standards of safety and decency.
• Awaab’s Law: All renters in England will be empowered to challenge dangerous conditions such as damp and mould, and all landlords must take swift action to make sure homes are safe.
• Pet ownership: Landlords must legally consider and cannot unreasonably refuse requests to keep a pet within a property. They may, however, ask tenants to obtain additional insurance to cover potential damages.

A new private rented sector ombudsman will aim to deliver a fair and impartial dispute resolution service, and will create a national landlord database register, to help enforce standards and protect renters.

A full Renters’ Rights Bill overview can be found here, outlining the key changes and measures.

On what grounds could a landlord evict a tenant before the Renters’ Rights Act?

Before the Renters’ Rights Act, UK landlords could evict a tenant via two notices:

• Section 8 notice: evicting a tenant on legal grounds such as rent arrears, antisocial behaviour, or property damage.
• Section 21 notice: ‘no-fault’ evictions where landlords can evict tenants after a minimum two months’ notice period without any specific reason.

This changes now the Renters’ Rights Act has become law. Section 21 evictions will come to an end in England, and all landlords will need to provide a reason to evict tenants.

Further, new tenants will also be protected from evictions for reasons such as the landlord wanting to sell for a period of 12 months. Even after this 12-month period, landlords must give at least four months’ notice in most cases.

FAQs

• Does the Renters’ Rights Act apply to all tenants?

  The Renters’ Rights Act applies to most private renters in England. Some tenancy types, such as social housing, follow different rules, and the new won’t apply if you’re a lodger.

• Will my current tenancy automatically change?

  Yes. Existing assured shorthold tenancies will transition to periodic without you needing to take action, unless you’ve already been served a valid eviction notice.

• Can my landlord still increase my rent?

  Yes, but only once per year and using the correct legal process. You’ll also have the right to challenge unfair increases.

• Can I leave my tenancy at any time?

  You can leave by giving at least two months’ notice, unless a shorter period is agreed.

• Will the Renters' Rights Act stop all evictions?

  No. Landlords can still evict tenants for valid reasons, such as serious rent arrears or anti‑social behaviour.

• Can landlords refuse pets completely?

  No. They must consider requests fairly and give a valid reason if they say no.

• Where can I get help if there’s a dispute?

  Due to launch towards the end of 2026, the Private Rented Sector Ombudsman will provide a free route to resolve complaints without going to court.

More detail on these tenancy reforms is available here. Or sign up for a My Rightmove account to get the latest housing market news straight to your inbox.