Introduction to the Renters' Rights Act
Described as the most significant reform to renting in England in over 30 years, new legislation granting tenants enhanced rights will come into effect on Friday 1 May. The Renters' Rights Act is designed to provide greater stability and security to more than 11 million individuals renting from private landlords.
The legislation also introduces substantial changes for landlords, with some expressing concerns about potential delays in evicting problematic tenants.
How long will tenants be able to rent a home for?
The new rules prohibit fixed-term tenancies, which previously bound renters to 12 or 24-month contracts. Instead, rental agreements will operate on a "periodic" or rolling basis.
This change allows tenants who wish to remain in their homes to do so, with the government asserting that it will provide renters with increased security.
Tenants intending to leave must provide two months' notice. The government states this measure will eliminate
"the injustice of tenants being trapped paying rent for substandard properties".
Current tenants are not required to sign new contracts as this change will be implemented automatically.
Landlords or agents must provide renters with an information sheet detailing these changes.
The Renters' Rights Act applies exclusively to England. Scotland has utilized periodic tenancy agreements since 2017, whereas Wales and Northern Ireland continue to permit fixed-term contracts.
Will a landlord be able to evict people for no reason?
In the year leading to June 2025, over 11,000 households in England were repossessed by bailiffs following Section 21 "no-fault" evictions.
The new law significantly tightens the grounds on which landlords can evict tenants.
Eviction notices issued before the end of April 2026 remain valid.
From 1 May, landlords must have a legitimate legal reason to evict tenants. Valid reasons include selling the property or moving into it themselves, although not within the first 12 months of a tenancy.
Tenants may also be evicted for damaging the property or engaging in antisocial behaviour.
If tenants fall substantially behind on rent payments (rent arrears), landlords can issue notice at any time.
Should tenants fail to vacate after the four-month notice period, possession will be determined by a court.
Landlords will no longer be permitted to evict tenants for lodging complaints about poor living conditions.
Further reforms are planned by 2027, including the implementation of "Awaab's Law", named after two-year-old Awaab Ishak who died in 2020 due to mould exposure in his Rochdale home. This law will mandate timely repairs of hazards.
However, a compulsory "Decent Homes Standard" aligning private rental conditions with the social housing sector will not be enforced until 2035.
When can a landlord increase the rent?
Landlords must provide two months' notice before increasing rent and may only do so once per year, adjusting to the "market rate".
Tenants who consider rent increases excessive can challenge them at a first-tier tribunal, a type of civil court.
The legislation also prohibits "bidding wars", preventing landlords from asking new tenants to pay more than the advertised rent.
According to provisional estimates from the Office for National Statistics (ONS), average UK monthly private rents rose by 3.5% to £1,367 in the 12 months ending January 2026.
Some campaigners argue the Act does not sufficiently address affordability and advocate for rent caps.
Scotland has introduced rent controls, expected to commence in 2027.
How much deposit will tenants have to pay?
The rules governing protected deposit schemes in England remain unchanged to cover potential damages.
The maximum deposit a landlord can request remains the same.
However, landlords may only require one month's rent in advance to secure a tenancy, or 28 days' rent for rental periods shorter than one month.
Some landlords caution that this restriction could disadvantage groups with unstable incomes or overseas students, who previously might have paid several months' rent upfront.
What if I receive benefits or have children?
It will be illegal for landlords and agents to discriminate against prospective tenants receiving benefits or those with children.
Nevertheless, landlords and agents retain the right to conduct reference and affordability checks before selecting tenants.
Can I have a pet in a rented home?
Landlords must consider requests to keep pets and cannot refuse them unreasonably.
Tenants may challenge decisions they perceive as unfair.
How will the new rules be enforced?
Councils will be responsible for ensuring landlord compliance.
Landlords who seriously or repeatedly violate the law may face fines up to £40,000.
The government has allocated a portion of £60 million to councils to support enforcement efforts.
What help is available for landlords to evict bad tenants?
Landlords must pursue possession through the courts if tenants refuse to leave.
Some landlord groups express concern that abolishing Section 21 "no fault" evictions and requiring court hearings for disputes may exacerbate existing court delays.
The government is recruiting up to 1,000 judges and tribunal members across all courts and tribunals.
It anticipates that these reforms will reduce court pressures over time.
Some landlords have warned they might exit the market due to these changes.
The National Residential Landlords Association does not expect an "exodus" but acknowledges that some landlords may become more cautious about tenant selection.
Government advice for landlords includes a reminder to provide tenants with the information sheet explaining how the Renters' Rights Act affects their tenancy.
