How will tenants be affected by the incoming Renters’ Rights Act?
January 28, 2026
On 28th October 2025, the Renters’ Rights Bill was passed into law, and it is now the Renters’ Rights Act. Changes to legislation resulting from this new Act will take effect from May 2026. This will affect landlords and how they let out their property, and it is worthwhile being aware of how it affects you as a tenant, too.
Fixed-term tenancies are disappearing
- Landlords will no longer be able to require tenants to enter into a fixed-term agreement.
- Tenancy contracts will be rolling periodic agreements.
- Tenants will be able to give two months’ notice at any point from the start of the tenancy.
- It will become mandatory to have written terms – currently, this is not a legal requirement (although it is highly advisable and best practice).
- At the same time, the maximum rent that can be taken in advance will be limited to one month’s rent.
What this means for tenants
You will have more freedom to move if you want or need to, certainly in the early stages of your tenancy. The main reason for ending fixed-term contracts is to ensure tenants aren’t ‘trapped’ by being obliged to pay rent for the whole fixed term if, for example:
- The property is sub-standard.
- Your circumstances change – e.g. you have to relocate for work.
The end of ‘no-fault’ evictions
- Landlords will no longer be able to evict a tenant with two months’ notice without giving a reason.
- Landlords can only evict a tenant through the legal Section 8 process, stating a valid ground.
- The accelerated possession procedure will disappear, and every contested eviction will require a court hearing.
- Tenants will have greater security of tenure.
What this means for tenants
- Greater security in your home, as the landlord will not be able to remove you without a clear, legally valid reason.
- More time to find a new home. If there is a valid reason for eviction, you are likely to have longer than you do currently to find somewhere else to live, at least four months in most cases, where you have not breached your tenancy agreement.
Section 8 evictions – stricter rules & longer notice periods
- The notice period for the most common mandatory grounds, where the tenant is not at fault, will rise to 4 months.
- If a landlord wants to sell or move into the property, they cannot evict the tenant during the first 12 months of a new tenancy, which is a “restricted period”.
- If a landlord evicts a tenant because they want to sell, they will not be able to re-let the property for 12 months after the expiry of the 4-month notice period.
- The notice period for rent arrears will increase from 2 weeks to 4 weeks, and the tenant must be 3 months in arrears (up from the current 2 months).
- The grounds for possession based on anti-social behaviour will be strengthened, with landlords able to begin proceedings immediately.
What this means for tenants
- More time to make up rent arrears if you fall behind, before a landlord can give you notice.
- More time to find a new home if you have not breached your tenancy agreement – at least four months in most cases.
- Stronger protections against unfair evictions, because landlords must provide evidence for each Section 8 ground.
- Swifter legal action if you engage in anti-social behaviour, with landlords able to begin proceedings against you immediately.
The Decent Homes Standard
- A new Decent Homes Standard will set clear expectations for the minimum standards landlords’ properties must achieve.
- There will be stricter rules around keeping properties free from damp and mould, and a minimum timeframe for fixing issues.
- Heating and ventilation systems must meet energy efficiency standards.
- Local councils will be able to fine landlords up to £7,000 if they fail to keep properties free from serious hazards. (Currently, landlords can only be prosecuted by the courts for letting a sub-standard home.)
- The maximum repayment under a rent repayment order (RRO) is increasing from 12 to 24 months’ rent.
What this means for tenants
- You can expect safe, well-maintained, and secure living conditions.
- You are less likely to face problems with damp, heating and safety hazards.
- The amount you could receive under a rent repayment order, if your landlord fails to keep the property up to standard, will double from 12 to 24 months’ rent.
- All renters in England will have the right to challenge their landlord in court for breach of contract if their living conditions are dangerous.
Changes to pet rules & tenant discrimination
- Tenants will be given the right to request permission from the landlord to keep a pet.
- Landlords will be unable to refuse a pet request without good reason.
- Discrimination rules will be tightened to outlaw ‘blanket bans’ on tenants receiving benefits or with children.
What this means for tenants
- If you own a pet, are on benefits, or have children, you will hopefully have a greater choice of rented accommodation, and it should be much easier to find a home.
- All requests to keep a pet must be made in writing by you to the landlord.
- If you believe you have been refused accommodation through discrimination, it will be easier for you to challenge that decision.
New rules on rent increases
- The only way landlords can increase rent is through the Section 13 statutory notice procedure.
- Rent increases will be limited to once in any 12-month period.
- Increases must align with current market rates.
- Tenants’ rights to challenge any increase they feel is unfair will be strengthened.
What this means for tenants
You will have greater security in terms of affordability, as you will know your rent:
- Cannot be increased more than once a year.
- Cannot exceed current market rates.
Currently, if you make a challenge via the First-Tier Tribunal, the Tribunal could decide that a ‘fair market rate’ is actually higher than the amount you have challenged that was proposed by the landlord. The increase can then be backdated to the Section 13 expiry date. Under the new Act:
- The Tribunal will be unable to increase the rent beyond the amount proposed by the landlord.
- The new rent will apply only from the date of the Tribunal’s determination – there will be no backdating.
- If the Tribunal considers you in financial hardship, they could defer the increase by up to 2 months.
Mandatory registration for ALL landlords
- A Private Rented Sector Database will be created, and landlords will be legally required to register themselves and their properties.
- Landlords will be mandated to join a new Ombudsman scheme.
- Dispute resolution processes will be formalised within the Ombudsman framework.
What this means for tenants
- You will be able to search the database to see whether your landlord has had any fines or other penalties in the past.
- If you make a complaint about your landlord or there is a dispute, you will be able to take the matter to the Ombudsman. This will give you a much easier route to redress.
Maximum penalties for landlords to be increased
- The maximum civil penalty will be raised from £30,000 to £40,000.
- Councils will be able to issue civil penalties for illegal evictions – currently, these can only be prosecuted in court.
- Landlords could be fined up to £7,000 by councils for other offences, including:
- Failing to keep a property free from serious hazards.
- Failing to register on the new Private Rented Sector Database.
- Encouraging bidding wars between tenants.
What this means for tenants
- You should feel more confident that if you report non-compliant landlords to the council, action will be taken.
- There should be fewer illegal evictions, as councils will have greater power to penalise landlords.
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