Rights Act: Key changes renters need to know — new rules start on 1 May 2026
The Renters’ Rights Act is a major overhaul of the rules that govern renting in England, the biggest in decades. Propertymark, the UK’s leading body for property professionals, wants renters to understand what’s coming and how it will affect them.
The next wave of changes under the Act will take effect on 1 May 2026. This is when the core reforms come into actual practice and will apply to both new and existing private tenancies in England unless stated otherwise.
What happens on 1 May 2026?
This phase introduces new consumer protections and changes to how tenancy law works and will affect millions of renters across England, with some aspects also affecting those in Wales.
End of “no-fault” evictions
What changes:
Landlords can no longer evict tenants without a valid legal reason or by using a Section 21 notice.
What this means for renters:
- You can no longer be asked to leave “just because.”
- Landlords can only use specific reasons agreed within the new law (e.g., serious rent arrears, selling the property, or moving in themselves).
- There is a transition period for notices served before 1 May.
All tenancies become open-ended (periodic)
What changes:
Fixed-term assured shorthold tenancies will be abolished and replaced with assured periodic tenancies, which are ongoing rolling agreements with no specific fixed end date.
What this means for renters:
• You don’t need to sign a new contract for the change to happen; it’s automatic.
• You can end your tenancy by giving two months’ notice once the new rules apply.
• You won’t be tied to fixed term agreements, like previously.
Limits on rent increases and rent in advance
What changes:
• Rent increases can only happen once a year, and must follow an agreed statutory process.
• Landlords cannot ask more than one month’s rent in advance.
What this means for renters:
• You get greater stability and reassurance on how often your rent might change.
• You won’t be asked to stump up large sums of rent upfront just to secure a property.
No more rent “bidding wars”
What changes:
Landlords and agents cannot accept offers higher than the advertised rent.
What this means for renters:
- You won’t be pushed into competing with other applicants by offering more than the listed price.
- Rental ads must be clear and honest about the price.
New rights around pets
What changes:
Renters will have the right to request permission to keep a pet, and landlords must consider these requests and cannot refuse without a valid reason.
What this means for renters:
- It will be easier to keep a pet at home if you want one.
- Landlords must provide a clear reason if they refuse a request. However, it is important that the safety and suitability of any proposed pet is fully considered by the landlord within any request.
Ban on discrimination in renting
What changes:
It becomes unlawful to refuse to rent to someone simply because they receive benefits or have children.
What this means for renters:
- You can expect fairer treatment when applying for a home.
- Landlords must judge all applications on relevant criteria, and display full integrity and fairness.
What’s not happening yet
Some parts of the Act, such as a new Private Rented Sector Ombudsman and a national landlord register/database, will come later in Phase 2 and Phase 3, scheduled for late 2026 and beyond.
What renters should do now?
Propertymark recommends renters:
- If your contract runs beyond 1 May 2026 expect to receive a UK Government approved Information Sheet explaining the changes.
- Keep records of rent payments and any communication with your landlord and/or letting agent.
- Ask questions about any clause in your tenancy; it’s better to clarify now than be surprised later.
- Plan ahead if you are considering moving, as the new notice periods and rules may affect timing.
Nathan Emerson, CEO of Propertymark, comments:
“These changes are designed to bring greater fairness, security, and clarity to those who choose to rent, and will prove to be some of the biggest updates seen in law across many decades.
“Understanding how the updated rules will enhance and better protect renters, especially for those who are looking to move into a new or alternative property, is a sizeable undertaking for many.
“It is important to consider professional guidance from a qualified letting agent to help fully guide you through what can be a daunting process.”
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