What renters and landlords need to know ahead of major rental law changes

April 1, 2026

With just one month to go until the first phase of the Renters’ Rights Act comes into force, the leading professional body, Propertymark, is urging renters and landlords across England to understand how the changes could affect them.

From 1 May 2026, the legislation will introduce some of the biggest changes to the private rented sector in a generation, with a focus on improving security for tenants while setting clearer rules for landlords.

Greater security for renters

One of the most significant changes will be the abolition of ‘no-fault’ evictions. This means landlords will no longer be able to ask tenants to leave without a valid reason.

Instead, tenants will have more stability in their homes, with the right to stay in a property unless they choose to leave, giving at least two months’ notice.

All tenancies will also move to a new rolling (periodic) system, replacing fixed-term contracts. This is designed to offer renters more flexibility while ensuring clearer expectations for both parties.

Clearer rules for ending tenancies

Under the new law, landlords will only be able to regain possession of their property under specific circumstances, such as:

  • Serious rent arrears
  • The landlord needing to move into the property
  • The intention to sell the property

These changes aim to create a fairer and more transparent rental system.

New protections and responsibilities

The Act will also introduce:

  • Limits on rent increases to once per year
  • A ban on rental bidding
  • Stronger protections against discrimination

Local councils will have increased powers to investigate and fine landlords or agents who fail to comply with the new rules.

Important deadlines to be aware of

There are key dates during the transition:

  • Any ‘no fault’ eviction notices issued before 1 May 2026 will still be valid, but legal action must begin before 31 July 2026
  • By 31 May 2026, tenants must be given a government-issued Renters’ Rights information sheet, either in print or electronically (receiving a link will not be sufficient)

What this means for renters and landlords

With such significant changes ahead, preparation is essential. Landlords will need to review their tenancy arrangements, ensure proper communication with tenants, and update processes to remain compliant.

For renters, the reforms are expected to provide greater stability, clearer rights, and improved protections in the private rented sector.

Expert support is key

Given the scale and complexity of the changes, both landlords and tenants are encouraged to seek professional guidance. Using a qualified agent can help ensure everything is handled correctly and in line with the law.

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