Last updated: April 16, 2026<\/p>\n\n
The Renters\u2019 Rights Act brings major changes to private renting in England from 1 May 2026. It gives tenants more security, clearer rights and fairer rent rules, while setting clearer expectations for landlords.<\/p>\n
The Renters\u2019 Rights Act (formerly known as the Renters\u2019 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.<\/p>\n\n\n\n
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.<\/p>\n\n\n\n
The Renters\u2019 Rights Act<\/a> represents the government\u2019s 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.<\/p>\n\n\n\n The Bill represents the biggest shift towards more tenant-friendly rental laws in England for a long time.<\/p>\n\n\n\n Some of the key changes that it will bring about include:<\/p>\n\n\n\n Under the Act, tenants will have a legal right to request a pet, and landlords must consider that request fairly.<\/p>\n\n\n\n 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.<\/p>\n\n\n\n Landlords are no longer allowed to apply a blanket \u201cno pets\u201d policy. If they refuse a request, they must have a reasonable justification based on the specific property and the specific pet.<\/p>\n\n\n\n Examples of reasons that may be considered grounds for refusing a pet include:<\/p>\n\n\n\n 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.<\/p>\n\n\n\n Our property expert, Colleen Babcock, says: \u201cOur 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\u2019s clear that changes to rules around renting with pets are likely to bring more choice and flexibility for many renters, especially those who\u2019ve previously found it difficult to secure a home that welcomes their pet. At the same time, it\u2019s important to recognise landlords\u2019 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.\u201d<\/p>\n\n\n\n The Renters\u2019 Rights Act is set to introduce several rental payment reforms. These include:<\/p>\n\n\n\n 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. <\/p>\n\n\n\n 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\u2019s rent in advance of the tenancy commencing.<\/p>\n\n\n\n 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.<\/p>\n\n\n\n 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<\/a>.<\/p>\n\n\n\n The Bill was given Royal Assent on the 27 October 2025.<\/p>\n\n\n\n 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.<\/p>\n\n\n\n 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.<\/p>\n\n\n\n The only exception will be social housing, where further consultations will be carried out before changes are introduced.<\/p>\n\n\n\n The Renters\u2019 Rights Act will end Section 21 evictions, also known as \u2018no-fault\u2019 evictions.<\/p>\n\n\n\n Under Section 21, landlords could end your tenancy by giving you two months\u2019 notice. They don\u2019t need to explain why they want you to leave \u2013 hence the term \u2018no-fault\u2019 eviction.<\/p>\n\n\n\n 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.<\/p>\n\n\n\n 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<\/a>.<\/p>\n\n\n\n All tenants of privately rented properties in the UK have several rights that include:<\/p>\n\n\n\n When starting a new assured tenancy in England, your landlord must also give you a copy of the how to rent guide<\/em><\/a>. In Scotland, they must give you a copy of the Tenant Information Pack<\/em><\/a>.<\/p>\n\n\n\n Both landlord and tenant rights will be updated within the Renters\u2019 Rights Bill. Some of the key tenancy reforms that will affect renter rights include:<\/p>\n\n\n\n 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.<\/p>\n\n\n\n A full Renters\u2019 Rights Bill overview can be found here<\/a>, outlining the key changes and measures.<\/p>\n\n\n\n Before the Renters’ Rights Act, UK landlords could evict a tenant via two notices:<\/p>\n\n\n\n This changes now the Renters\u2019 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.<\/p>\n\n\n\n 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\u2019 notice in most cases.<\/p>\n\n\n\n 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.<\/p>\n <\/div>\n <\/li>\n Yes. Existing assured shorthold tenancies will transition to periodic without you needing to take action, unless you\u2019ve already been served a valid eviction notice.<\/p>\n <\/div>\n <\/li>\n Yes, but only once per year and using the correct legal process. You\u2019ll also have the right to challenge unfair increases.<\/p>\n <\/div>\n <\/li>\n You can leave by giving at least two months\u2019 notice, unless a shorter period is agreed.<\/p>\n <\/div>\n <\/li>\n No. Landlords can still evict tenants for valid reasons, such as serious rent arrears or anti\u2011social behaviour.<\/p>\n <\/div>\n <\/li>\n No. They must consider requests fairly and give a valid reason if they say no.<\/p>\n <\/div>\n <\/li>\n More detail on these tenancy reforms is available here<\/a>. Or sign up for a My Rightmove account<\/a> to get the latest housing market news straight to your inbox. <\/p>\n\n\n\n\n
What are the new rules around pets in rental homes?<\/h2>\n\n\n\n
You can request a pet in writing<\/h3>\n\n\n\n
Landlords can\u2019t refuse pets without a valid reason<\/h3>\n\n\n\n
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What is the rent payment reform?<\/h2>\n\n\n\n
Rent increases<\/h3>\n\n\n\n
Rent in advance<\/h3>\n\n\n\n
Rental bidding<\/h3>\n\n\n\n
Rent Repayment Orders (RROs)<\/h3>\n\n\n\n
Will the Renters Reform Bill be passed?<\/h2>\n\n\n\n
What are the changes to Section 21?<\/h2>\n\n\n\n
What are the rights of a tenant?<\/h2>\n\n\n\n
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What are the new renters\u2019 rights rules?<\/h2>\n\n\n\n
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On what grounds could a landlord evict a tenant before the Renters’ Rights Act?<\/h2>\n\n\n\n
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FAQs<\/h2>\n\n\n
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Does the Renters\u2019 Rights Act apply to all tenants?<\/h3>\n
Will my current tenancy automatically change?<\/h3>\n
Can my landlord still increase my rent?<\/h3>\n
Can I leave my tenancy at any time?<\/h3>\n
Will the Renters' Rights Act stop all evictions?<\/h3>\n
Can landlords refuse pets completely?<\/h3>\n
Where can I get help if there\u2019s a dispute?<\/h3>\n