Everything You Need to Know About the New Renters’ Rights Act (May 2026)

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The Biggest Change to Renting in Decades

If you rent privately in England, your rights just got a serious upgrade. On 1 May 2026, new laws came into force giving 11 million renters stronger rights, better protections and more security in their homes — the most significant changes in nearly 40 years. Whether you’ve been renting for years or just moved into your first place, here’s what’s actually changed and what it means for you day to day.

No More No-Fault Evictions

This is the big one. From 1 May 2026, your private landlord cannot give you a Section 21 eviction notice. No-fault evictions have ended. Instead, your landlord needs a legal reason — called a “ground” — to evict you, and they must use a Section 8 notice. So if you’re a good tenant who pays rent on time and looks after the place, you now have real protection. Your landlord can’t just decide they want you out without a valid reason anymore.

Fixed-Term Tenancies Are Gone

Fixed-term assured shorthold tenancies have been replaced with rolling periodic contracts. That means your tenancy automatically rolls month to month rather than being locked into a set end date. If you signed a fixed-term tenancy agreement before 1 May 2026, it’s now a periodic assured tenancy. You still need to give your landlord two months’ notice if you want to leave, but there’s no more pressure of a fixed contract expiry hanging over you.

Rent Increases Now Have to Follow Strict Rules

Your landlord can’t just decide to put your rent up whenever they feel like it. To propose a rent increase, landlords now have to use a prescribed government form (Form 4a) and give you at least two months’ notice. If you’re not happy with the increase, you can challenge it by referring it to the First Tier Tribunal, which will assess whether the increase is fair — and it can never be set above market rate. This is a real shift in power that gives you actual recourse if your landlord tries to price you out.

Bidding Wars Are Now Illegal

If you’ve tried to rent in a competitive city recently, you’ll know how brutal rental bidding wars have been. Landlords must now advertise the true asking rent and are banned from asking for or accepting offers above the advertised price. No more being told you need to offer £200 a month over asking just to get a viewing response. The listed price is the price.

Upfront Rent Is Capped

Landlords are banned from taking rent before a tenancy is signed, and can only demand one month’s rent at a time. This is a huge deal for anyone who’s been asked to pay three, four or even six months upfront just to secure a property. It levels the playing field, especially for people who don’t have large savings.

You Now Have Rights If You Want a Pet

You can now formally ask to keep a pet in your rented home, and your landlord can only refuse if they have a good reason. They have four weeks to reply in writing. Landlords also cannot charge you a higher rent or take a greater deposit just because you have a pet. It’s not a blanket guarantee that every landlord has to say yes, but they do have to consider your request fairly rather than just shutting it down automatically.

Discrimination Against Families and Benefits Claimants Is Now Illegal

From 1 May 2026, it’s illegal for landlords to discriminate against tenants who receive benefits or who have children. Properties can no longer be advertised as “No DSS” or “No Children.” Screening now has to focus on references and affordability, not employment status or family situation. This one has been a long time coming.

What If You Already Have a Tenancy?

Existing tenants don’t need a new contract, but your landlord is legally required to give you a Mandatory Information Sheet by 31 May 2026. This document explains how your rights have changed. If your landlord doesn’t provide it, they can be fined up to £7,000. So if you haven’t received yours yet, it’s worth following up.

What’s Still Coming

This is just phase one. Later in 2026, a Private Rented Sector database launches, requiring landlords to register themselves and their properties. In 2028, mandatory sign-up to the PRS Landlord Ombudsman comes into effect — a free route to resolve complaints without going to court. The system is being rebuilt piece by piece, and renters are finally on the right side of it.