Published May 1, 2026
As of 1 May 2026, new laws have transformed renting in England. Whether you're already in a rental or searching for your next home, here's everything you need to know.
If you rent in England, or you're about to start looking, today is a big day. The Renters' Rights Act 2025 has officially come into force, bringing the most significant changes to the privately rented sector in nearly 40 years. The new rules are designed to give renters more security, more flexibility, and a fairer deal overall.
Here's a breakdown of what's changed and how it affects you.
This is the big one. Section 21, the clause that allowed landlords to evict tenants without giving a reason, is gone. From today, landlords can only end a tenancy by serving a Section 8 notice with a specific, legally valid ground. That means they'll need a proper reason, such as wanting to sell the property, move in themselves, or dealing with serious rent arrears or antisocial behaviour.
For you as a renter, this means you can no longer be asked to leave simply because your landlord fancies a change. If you're paying your rent and looking after the property, you have far greater security in your home than before.
Fixed-term contracts are a thing of the past. All private tenancies in England are now "assured periodic tenancies" — essentially rolling month-to-month agreements with no end date. If you were on a fixed-term assured shorthold tenancy before today, it has automatically converted. You don't need to sign anything new.
The upside? You can leave whenever you need to by giving two months' notice. No more being locked in until a fixed term expires. This is a real game-changer if your circumstances change unexpectedly. Think of a new job, a relationship shift, or simply finding somewhere better.
Landlords can now only increase your rent once a year, and they must give you at least two months' notice through a formal process. If you think a proposed increase is above market rate, you can challenge it at a tribunal, and you're protected from being evicted for doing so.
Perhaps most importantly for anyone actively searching: bidding wars are banned. Landlords and agents must advertise a clear rental price and cannot accept or encourage offers above it. They also can't ask for more than one month's rent in advance.
This levels the playing field. It's no longer about who can bid the most, it's about being the right tenant at the right time. And that's where being fast matters more than ever. With rentaroof scanning over 3,500 websites daily and alerting you to new listings the moment they appear, you'll always be one of the first to respond. And with our Renting Fast Pass, you can create the perfect response in minutes.
Under the new rules, you have the right to request permission to keep a pet. Your landlord must consider your request on its own merits and respond in writing within 28 days. A blanket "no pets" policy is no longer enforceable — any refusal needs a genuine, reasonable justification.
Your landlord can ask you to take out pet insurance to cover potential damage, and they can still claim against the deposit if your furry friend causes issues. But the days of being automatically turned down because you have a dog or cat are over.
The Act makes it explicitly illegal for landlords or letting agents to discriminate against you because you have children or receive benefits. This includes refusing to show you a property, withholding information, or turning down your application on those grounds alone.
Landlords still have discretion when choosing tenants, but their decisions must be based on lawful factors like affordability — not your household composition or income source.
If you're already in a tenancy that started before 1 May 2026, your landlord is required to send you an official Renters' Rights Act Information Sheet by 31 May 2026. This government-produced document explains how the new rules affect your tenancy. If you haven't received it yet, keep an eye out and know that landlords who fail to provide it face fines of up to £7,000.
For serious or repeat non-compliance with the new rules, penalties can reach up to £40,000. Local councils now have stronger enforcement powers to hold landlords accountable.
Today's changes are Phase 1 of a broader rollout. In the coming months and years, expect:
A Private Rented Sector Database launching from late 2026, where all landlords must register themselves and their properties. You'll be able to check whether your landlord is properly registered. A new Private Landlord Ombudsman will provide a way to resolve disputes without going to court. Further down the line, a Decent Homes Standard will set minimum quality requirements for all private rentals, and Awaab's Law will be extended to the private sector, requiring landlords to fix serious hazards like damp and mould within strict timeframes. By 2030, all privately rented homes will need to meet an energy efficiency rating of EPC C or better.
If you're currently renting: familiarise yourself with the changes. Check that your landlord sends you the Information Sheet by the end of May. Know that you now have the right to challenge unfair rent increases, request a pet, and that you cannot be evicted without a valid reason.
If you're searching for a new home: the rules have shifted in your favour, but competition hasn't gone away. With bidding wars banned, speed is what matters now. The first person to respond with a solid application wins, not the one with the deepest pockets.
That's exactly what Rentaroof is built for. We scan thousands of websites around the clock so you can be one of the first to know when a property matching your criteria goes live. Set up your alerts, respond quickly, and make the most of the new, fairer rental market.
