Renters' Rights Act — What changes on 1 May 2026

The Renters’ Rights Act — which received Royal Assent in 2025 — is the most significant reform to England’s private rented sector in a generation, and its main provisions apply from 1 May 2026. This guide covers every major change England landlords need to understand. Reviewed March 2026.

What the rule is

The Renters’ Rights Act overhauls the relationship between private landlords and tenants in England across several interconnected areas: tenancy types, possession rights, rent control, anti-discrimination, pet requests, advance rent, rental bidding, and new regulatory structures.

When it applies

All provisions apply in England only. The central implementation date is 1 May 2026. Some elements — such as the Private Rented Sector Database and Landlord Ombudsman — are subject to separate commencement orders with staggered roll-out, but landlords should treat 1 May 2026 as the date to be fully prepared.

What landlords must do

End of Section 21 no-fault evictions

From 1 May 2026, Section 21 notices cannot be served. Any possession claim must rely on the updated Section 8 grounds. New and amended grounds include Ground 1A (landlord wishes to sell), Ground 1B (landlord or family moving in — with a 12-month moratorium on use for new tenancies), and strengthened ASB and rent arrears grounds.

All tenancies become periodic

No new fixed-term Assured Shorthold Tenancies (ASTs) can be granted after 1 May 2026. Every existing fixed-term AST automatically converts to a periodic assured tenancy on 1 May 2026. The tenancy rolls on a month-to-month (or other agreed period) basis indefinitely until ended by the landlord using a valid Section 8 ground, or by the tenant giving proper notice.

Rent increases — once per year only

Rent can only be increased once every 12 months. Landlords must use the prescribed Section 13 notice procedure. Tenants retain the right to challenge any proposed increase at the First-tier Tribunal, which can cap the new rent at market rate (and no higher).

Rent in advance — capped at one month

Landlords and agents cannot request more than one month’s rent in advance before or at the start of the tenancy. Requests for multiple months’ rent upfront — previously used as a workaround for tenants who struggled to pass referencing — are banned.

Rental bidding banned

Landlords and agents must advertise a fixed asking rent. It is unlawful to invite or accept offers above the advertised rent. Civil penalties apply for breaches.

Anti-discrimination — benefits and families

The Act makes it explicitly unlawful to refuse to let to someone because they receive housing benefit or other welfare payments, or because they have children. This builds on existing Equality Act 2010 protections.

Pet requests — 42-day process

Tenants can request to keep a pet in writing. Landlords must respond within 42 days. Refusal is only permitted on reasonable grounds (e.g. the property is unsuitable, or the lease prohibits pets). Landlords can require the tenant to take out adequate pet insurance as a condition of consent.

Written tenancy information

Landlords must provide tenants with a written statement of key tenancy terms at the start of every tenancy. This is in addition to the existing How to Rent Guide requirement.

Private Rented Sector (PRS) Database

A new mandatory government database where landlords must register themselves and their properties. The database will record landlord compliance history and be accessible to tenants and local authorities. Failure to register is a civil offence.

Landlord Ombudsman

All private landlords in England must join the new Landlord Ombudsman scheme. The Ombudsman provides tenants with a free, independent route to resolve disputes without going to court. Landlords who fail to join face civil penalties.

What evidence to keep

• Records showing all Section 21 notices were served and proceedings commenced before 1 May 2026 (for any pre-commencement claims)
• PRS Database registration confirmation and reference number
• Written tenancy information provided to each tenant at the start of the tenancy
• Records of all Section 13 rent increase notices, with dates served
• Records of responses to any pet requests (within the 42-day window)
• Landlord Ombudsman membership confirmation

Common mistakes

• Assuming existing fixed terms can run their course — all fixed-term ASTs convert to periodic on 1 May 2026, regardless of when the fixed term was due to end
• Attempting to serve a Section 21 after 1 May 2026 — this is no longer valid; use Section 8 instead
• Requesting more than one month’s rent in advance — this is a civil offence from 1 May 2026
• Not registering on the PRS Database — failure to register is a civil penalty offence
• Ignoring pet requests — failing to respond within 42 days is treated as an automatic consent in some circumstances

What changed on 1 May 2026

1 May 2026 is the central commencement date for the Renters’ Rights Act. On this date:

• Section 21 no-fault evictions are abolished entirely
• All existing fixed-term ASTs automatically convert to periodic tenancies
• No new fixed-term ASTs may be granted
• The rent in advance cap (one month) takes effect
• The rental bidding ban takes effect
• The anti-discrimination provisions for benefit claimants and families with children take effect
• The pet request regime (42-day response window) takes effect
• The written tenancy information requirement takes effect

The PRS Database and Landlord Ombudsman operate on separate commencement orders; landlords should monitor gov.uk for registration opening dates.

FAQ

Does the Act apply to me if I only have one property? Yes. The Renters’ Rights Act applies to all private landlords in England regardless of portfolio size.

Can I still grant a six-month AST after 1 May 2026? No. Fixed-term ASTs cannot be granted after 1 May 2026. All new tenancies must be periodic from the outset.

What happens if a tenant’s fixed term is partway through on 1 May 2026? The tenancy automatically becomes a periodic tenancy on 1 May 2026 — the fixed term effectively ends on that date and the tenancy continues on a rolling basis.

Can I still increase rent? Yes, once every 12 months using the Section 13 notice process. Tenants can challenge the amount at the First-tier Tribunal.

What are the penalties for breaching the new rules? Civil penalties of up to £40,000 apply for serious breaches, including discrimination offences, bidding violations, and rent in advance violations. The PRS Database and Landlord Ombudsman have their own enforcement mechanisms.