The Renters’ Rights Act
The Renters’ Rights Act (passed in 2025 and effective from 1 May 2026) is a landmark piece of legislation designed to give tenants more security and improve standards in the Private Rental Sector.
The Act fundamentally changes how tenancies work in England, moving away from the old system of "fixed terms" and "no-fault evictions" to a system based on "rolling" periodic tenancies and clearer rights for tenants to challenge unfair treatment.
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Key Changes
- End of Section 21: Landlords can no longer evict tenants without a reason (abolishing "no-fault" evictions).
- Periodic Tenancies Only: All new and existing tenancies automatically become periodic (rolling month-to-month) with no set end date.
- Right to Pets: Tenants have a legal right to request a pet, which a landlord cannot unreasonably refuse.
- Ending Bidding Wars: Landlords and agents are prohibited from encouraging or accepting "bidding" above the advertised rent price.
- Decent Homes Standard: For the first time, private rentals must meet a minimum quality standard, similar to social housing.
View the complete, official guide to the Renters' Rights Act here.
Frequently asked questions
Does the Act apply to my current tenancy? Yes. From 1 May 2026, almost all existing Assured Shorthold Tenancies (ASTs) automatically convert to the new periodic system. You don’t need to sign a new contract; the law updates your rights automatically.
Can I still be evicted? Yes, but only if the landlord has a valid legal reason under Section 8. These reasons include the landlord wanting to sell the property, moving into the property themselves, or the tenant being in Rent Arrears. For most "landlord-need" reasons, you now get a 4-month notice period.
How do rent increases work under the new Act? Landlords can only increase rent once a year and must use a Section 13 notice. They are also required to give you 2 months’ notice instead of the old 1-month requirement, giving you more time to plan or challenge the increase.