Renters Rights Act in 2026, a tenant's guide to protections

The Renters Rights Act 2025 represents the most significant reform of the UK private rental sector (PRS) in nearly 40 years. After receiving Royal Assent on 27 October 2025, the Act will be implemented in three phases starting 1 May 2026, fundamentally transforming how approximately 11 million renters in England experience private renting.

If you're a tenant, these changes will give you stronger security, better protections against unfair practices, and more rights when dealing with your landlord. This comprehensive guide explains exactly what the Renters Rights Act means for you, when these changes take effect, and how to exercise your new rights. Also see our guide to Making Tax Digital.

Understanding the implementation timeline

The government has confirmed that the Act will be implemented in three phases, with the first major changes taking effect from 1 May 2026. This phased approach balances the urgent need for tenant protections with giving landlords time to prepare for significant regulatory changes.

Phase 1 - 1 May 2026

The first and most significant phase includes the abolition of Section 21 evictions and the introduction of assured periodic tenancies. These reforms apply to both new and existing tenancies from day one, meaning if you're already renting, you'll benefit immediately.

Phase 2 - 2026 to 2028

This phase will introduce the Private Rented Sector (PRS) database and the mandatory landlord ombudsman scheme, providing tenants with new tools to verify landlord compliance and resolve disputes.

Phase 3 - 2030 onwards

The final phase focuses on raising property standards through the Decent Homes Standard and Awaab's Law, ensuring all rental properties meet minimum quality requirements.

The end of Section 21 'no-fault' evictions

Perhaps the most significant change is the abolition of Section 21 notices, which currently allow landlords to evict tenants without providing a reason. From 1 May 2026, your landlord will no longer be able to force you out of your home without valid grounds.

What this means for you

Under the current system, even if you've paid your rent on time and been a model tenant, your landlord can serve you a Section 21 notice requiring you to leave within two months. This uncertainty makes it difficult to put down roots, plan for the future, or feel secure in your own home.

The new system removes this threat entirely. Your landlord will only be able to end your tenancy by using Section 8 grounds, which require them to prove a legitimate reason such as rent arrears or property damage. This represents a fundamental shift in the power balance between landlords and tenants.

New possession grounds explained

While Section 21 is abolished, the government has introduced updated mandatory and discretionary eviction grounds under Section 8. These include:

Ground 1 - If the landlord or a family member wants to move into the property, they can only use this ground after the first 12 months of your tenancy. This protected period gives you stability when you first move in.

Ground 1A - If the landlord intends to sell the property, again only after 12 months. This prevents landlords from using selling as a way to evict tenants shortly after move-in.

Rent arrears grounds - Landlords can still pursue possession if you fall significantly behind on rent. It's crucial to communicate with your landlord if you're experiencing financial difficulties, as managing rent payments effectively can help prevent disputes.

Anti-social behaviour grounds - Serious anti-social behaviour remains a valid reason for eviction, but these cases must be properly evidenced.

Your tenancy automatically becomes periodic

From 1 May 2026, all assured shorthold tenancies will be replaced by assured periodic tenancies. This means the end of fixed-term tenancy contracts that lock you in for six or twelve months.

The benefits of periodic tenancies

With a periodic tenancy, your rental agreement automatically renews on a rolling basis (typically monthly or weekly, depending on how often you pay rent). This gives you much more flexibility to leave when you need to, whilst still maintaining security against eviction.

You can provide notice to end your tenancy at any time with just two months' notice, which must align with your rent payment date. For example, if you pay rent on the first of each month, your notice period would need to end on the last day of a month.

This flexibility is particularly valuable if your circumstances change – whether you need to relocate for work, want to move closer to family, or simply find a more suitable property. You won't be penalised or forced to pay for months you won't be living there.

What happens to your existing tenancy

If you're currently in a fixed-term assured shorthold tenancy when the Act comes into force, your tenancy will automatically convert to an assured periodic tenancy on 1 May 2026. You don't need to do anything, the conversion happens automatically by law.

Your landlord should provide you with an Information Sheet by 31 May 2026 explaining your rights under the new system. If you don't have a written tenancy agreement, your landlord must issue a written statement of terms by this date.

Stronger controls on rent increases

Under the Act, landlords will only be permitted to increase rent once per year, preventing the frequent or unexpected rent hikes that many tenants have experienced. This gives you better ability to budget and plan your finances.

How rent increases will work

When your landlord wants to increase your rent, they must serve you a Section 13 notice. Any rental increase must follow the statutory notice process, and existing rent review clauses in contracts will be ignored and have no effect.

The increase must be in line with local market rates, landlords can't simply charge whatever they want. You have the right to challenge excessive increases through the First-tier Tribunal if you believe the proposed rent is above market rate.

Your right to challenge rent increases

Tenants can challenge rent as not being 'market rent' via the First Tier Tribunal within the first six months of a tenancy or following a landlord's Section 13 notice. The tribunal can confirm or reduce the proposed rent, but importantly, they cannot increase it.

When making your challenge, you'll need to provide evidence of comparable properties in your area. Research local rental listings, speak to letting agents about typical rents, and document any factors that might affect your property's value (such as maintenance issues or lack of amenities).

If the tribunal finds in your favour, the increased rent won't take effect until the next payment date after their decision. In cases of undue hardship, the tribunal can delay the start of any rent increase by up to two additional months, giving you breathing room to adjust your budget.

Understanding rental yields and market rates in your area can help you make a stronger case when challenging an unreasonable increase.

Ban on rental bidding wars

The Act prohibits landlords and agents from encouraging tenants to bid against each other to raise rent. This practice has become increasingly common in high-demand areas, with tenants feeling pressured to offer more than the advertised rent just to secure a property.

From May 2026, advertising a property at one price then increasing it through competition will be illegal. Landlords and agents who breach this rule face fines of up to £7,000 for first-time offences and up to £40,000 for serious or repeated violations.

If you're asked to bid above the advertised rent, you should refuse and report the landlord or agent to your local council. Keep evidence of any communications where you were encouraged to enter a bidding war.

Protection from discrimination

The Act introduces stronger protections against discrimination for tenants receiving benefits or those with children. Blanket refusals to rent to people on Universal Credit or Housing Benefit will become unlawful.

Landlords must assess each application fairly and on its own merits. Refusing to rent to someone purely because they receive benefits, without considering their rental history, references, or ability to pay, will be prohibited.

If you believe you've been discriminated against, you'll have clearer routes to challenge this behaviour through the new Private Rented Sector Ombudsman.

Your right to keep pets

Tenants will have a new right to keep pets with the landlord's permission, which cannot be unreasonably refused and must be considered on a case-by-case basis. Blanket 'no pets' policies will no longer be acceptable.

How the pet request process works

Any request from a tenant must be in writing and the landlord needs to give or refuse consent within 28 days. Your landlord can still refuse permission, but they must have reasonable grounds, such as the property being unsuitable for the specific animal you want to keep.

For example, refusing a large dog in a small flat with no outdoor space might be reasonable. Refusing a house-trained cat in a spacious house with a garden would likely be considered unreasonable.

Landlords may require you to obtain pet insurance to cover any potential damage. They cannot, however, charge you an additional 'pet deposit' on top of your standard tenancy deposit.

Limits on rent in advance

The Act limits the amount of rent in advance a landlord can require to effectively a maximum of one month's rent for most tenancies, reducing the upfront financial burden on tenants.

This change makes renting more accessible, particularly for those who have struggled to save large sums for deposits and multiple months of advance rent. Combined with the existing five to six weeks deposit cap (depending on your annual rent), moving into a new rental property becomes significantly more affordable.

Refunds for unused rent

When a tenancy ends, tenants will have the right to a refund of rent paid for the days after the end date. This ensures you're not paying for time you're not occupying the property.

If your tenancy ends on the 15th of a month but you've already paid rent until the end of the month, your landlord must refund the excess. This applies whether the tenancy ended by your notice or by the landlord obtaining possession.

Enhanced deposit protection

Your tenancy deposit must continue to be protected in a government-approved scheme, but the Act strengthens enforcement against landlords who fail to comply.

Deposits remain capped at five weeks' rent for properties with annual rent under £50,000, or six weeks' rent for properties above this threshold. Your landlord must provide you with prescribed information about where your deposit is protected within 30 days of receiving it.

If your landlord fails to protect your deposit or provide the required information, they cannot serve you with a Section 21 notice (though this becomes less relevant once Section 21 is abolished) and you can claim compensation of up to three times your deposit amount through the courts.

When it comes to handling deposit disputes, you'll continue to have access to free alternative dispute resolution through your deposit protection scheme. Understanding what constitutes fair wear and tear versus damage helps protect your deposit at the end of a tenancy.

The new Private Rented Sector Ombudsman

One of the most significant long-term changes is the introduction of a mandatory ombudsman scheme for all private landlords. This will provide you with a free, impartial route to resolve disputes without going to court.

When to use the ombudsman

The ombudsman will handle complaints about property conditions, repair delays, deposit disputes, harassment, and other tenancy issues. This gives you an alternative to expensive and time, consuming court proceedings through a property tribunal.

The service will be free for tenants, whilst landlords fund it through a proportionate charging model. The ombudsman can investigate complaints and order remedial action, making it a powerful tool for enforcing your rights.

The database and ombudsman service are expected to be introduced during Phase 2, likely between late 2026 and 2028.

Higher property standards

The Act extends the Decent Homes Standard to private rentals for the first time, meaning your landlord must ensure the property meets minimum quality requirements. The government consulted on this standard between July and September 2025, proposing implementation in either 2035 or 2037.

What the Decent Homes Standard covers

The standard ensures properties are free from serious hazards, have modern facilities and services, provide a reasonable degree of thermal comfort, and are in a reasonable state of repair.

This means your landlord must address issues like damp and mould, provide adequate heating, ensure electrics and plumbing are safe and functional, and maintain the structure of the property.

Awaab's Law for private rentals

The Act also extends Awaab's Law, which currently applies to social housing, to the private rented sector. This requires landlords to address hazards such as mould, damp and structural issues within legally-specified timescales.

If your home contains serious hazards, your landlord will have a set timeline to make it safe. You'll be able to challenge unsafe conditions through strengthened enforcement mechanisms.

Understanding reasonable wait times for repairs helps you know when to escalate issues that aren't being addressed promptly.

Expanded Rent Repayment Orders

Rent Repayment Orders are expanded to include six new offences, allowing you to claim back up to 24 months' rent instead of the previous 12 months. You'll also have two years to bring claims, giving you more time to seek redress.

These orders can now also hold superior landlords and company directors liable, closing loopholes that some have exploited to avoid repayment obligations.

If your landlord commits certain offences, such as letting an unlicensed HMO, harassment, illegal eviction, or breaching certain other housing regulations, you may be entitled to claim back rent through a property tribunal.

Protection against retaliatory eviction

The legislation strengthens protections against retaliatory evictions, where landlords seek to remove tenants for raising legitimate complaints. By requiring valid legal grounds for eviction and introducing new dispute resolution mechanisms, the Act makes it significantly harder to evict tenants for asserting their rights.

If you report serious disrepair, raise health and safety concerns, or make a complaint to your local council about your landlord's conduct, you should feel confident that you won't face eviction as punishment. The removal of Section 21 makes retaliatory eviction much more difficult, as your landlord would need to prove grounds under Section 8.

Local councils also receive stronger enforcement powers with increased civil penalties and new investigatory powers from 27 December 2025. Fines for landlord offences increase to £7,000 for first time or minor breaches and up to £40,000 for serious or repeated violations.

Energy efficiency requirements

While not specifically part of the Renters Rights Act, it's worth noting that private rental properties must meet minimum energy efficiency standards. Currently, properties need an Energy Performance Certificate (EPC) rating of at least E.

The government has consulted on raising this to EPC C by 2030 for all tenancies. While this primarily places obligations on landlords, it benefits tenants through lower energy bills and more comfortable homes.

If you're concerned about high energy costs, check your property's EPC rating. If it's below the legal minimum and your landlord hasn't obtained a valid exemption, you can report this to your local council's private sector housing team.

What should you do now?

As a tenant, you don't need to take any immediate action. The reforms will apply automatically from 1 May 2026. However, it's worth:

Familiarising yourself with your new rights - Understanding what protections you have helps you recognise when they're being breached.

Keeping good records - Document communications with your landlord, keep copies of all notices and agreements, and maintain records of rent payments.

Reporting issues promptly - If you experience problems with your property or landlord, report them in writing and keep copies. This creates an evidence trail if you need to escalate issues.

Staying informed - The government will publish additional guidance for tenants as the implementation date approaches. Watch for updates on GOV.UK and from organisations like Generation Rent and Shelter.

Using technology to stay organised - Modern property management software isn't just for landlords. Some apps like August offer tenant features that help you track rent payments, store important documents, and communicate with your landlord.

Preparing for the changes as a tenant

Understanding your rights is the first step to exercising them. The Renters Rights Act 2025 represents a significant shift towards greater tenant security and fairness in the private rented sector.

For the first time in decades, the law will genuinely prioritise your security and wellbeing as a renter. You'll have proper protection against arbitrary eviction, stronger controls on rent increases, better recourse when things go wrong, and improved property standards.

These changes level the playing field between landlords and tenants, giving you more confidence to make your rented house a true home. Whether you're already renting or planning to enter the private rental market, these reforms will make your experience fairer, more secure, and less stressful.

The success of the Renters Rights Act will depend on tenants understanding and exercising their new rights. By staying informed and assertive, you can help ensure the reforms achieve their intended goal: transforming the experience of private renting for the better.

Looking ahead to 2026 and beyond, the private rental sector will be a very different place – one where tenants have genuine security, proper protections, and fair treatment as standard rather than exception. While some landlords are exiting the market due to these changes, many are adapting to the new landscape. Good landlords who treat tenants fairly have nothing to fear from these reforms.

As we approach May 2026, make sure you understand your rights, keep good records, and don't hesitate to speak up when your rights are breached. The Renters Rights Act gives you the tools, it's up to you to use them. Also see what you need to know about Making Tax Digital n 2026.

Disclaimer: This article is a guide and not intended to be relied upon as legal or professional advice, or as a substitute for it. August does not accept any liability for any errors, omissions or misstatements contained in this article. Always speak to a suitably qualified professional if you require specific advice or information.