How Renting Is Changing: What Tenants Need to Know from 1st May 2026
Major reforms to the private rented sector in England are coming into force on 1st May 2026. These changes are designed to strengthen tenant rights, improve security, and make sure rented homes are safe, decent, and fairly managed.
As a tenant, it’s important to understand how these new rules will affect your tenancy, your rights, and your landlord’s responsibilities.
1. Starting and Ending Tenancies
Section 21 ‘No Fault’ Evictions Will Be Abolished
From 1st May 2026:
- Your landlord will no longer be able to evict you using Section 21 of the Housing Act 1988.
- You cannot be asked to leave without a valid legal reason.
Evictions Will Require Specific Legal Grounds
Under the reformed rules:
- A landlord can only evict you if they have a clear, legally valid reason (known as a possession ground).
- New grounds will allow landlords to take possession if they intend to:
- Sell the property
- Move into the property themselves
- Move a close family member in
- It will also be easier for landlords to evict tenants who commit anti-social behaviour.
Fixed-Term Tenancies Will End
Most tenancies will convert to rolling (periodic) tenancies, meaning:
- You can stay in your home as long as you choose, unless:
- You decide to end the tenancy, or
- Your landlord serves a valid notice and/or obtains a court order.
- You will no longer be locked into long fixed term contracts.
2. Changes to Rent and Payments
Rent Can Only Increase Once Per Year
If your landlord wants to increase your rent:
- They must follow a new legal process.
- They must give you at least two months’ written notice of the proposed increase.
Rental Bidding Will Be Banned
You will be protected from bidding wars:
- Rental listings must show a fixed advertised price.
- Landlords and agents cannot ask for, encourage, or accept offers above that price.
Limits on Rent in Advance
You can not be asked for large upfront payments:
- A landlord can only require up to one month’s rent in advance between signing the agreement and the tenancy start date.
- They cannot accept earlier payments or ask for future rent to be paid before it is due.
3. New Requirements for Tenancy Information
You Will Receive Clear Written Information About Your Tenancy
For existing tenants:
- If your tenancy began before 1st May 2026, your landlord doesn’t need to issue a new agreement.
- Instead, they must give you a government-produced information sheet by 31st May 2026.
For new tenants:
- For tenancies starting on or after 1st May 2026, landlords must give you certain required information in writing, usually within the tenancy agreement.
- This will include key terms and your rights under the new law.
4. Anti‑Discrimination Protections
It Will Be Illegal to Discriminate Against Tenants with Children or Who Receive Benefits
From May 2026, a landlord or agent:
- Cannot refuse you a tenancy because you have children.
- Cannot refuse you because you receive benefits.
5. Renting with Pets
Landlords Must Consider Requests to Have a Pet
If you want a pet:
- You can make a formal request.
- Your landlord must respond within a set timeframe.
- If they refuse, they must give a valid reason.
6. Future Changes Still to Come
Later phases of the Renters’ Rights Act will introduce:
- A national private rented sector landlord database
- A new ombudsman for resolving disputes
Renters Rights Act – Tenant Leaflet
