The Renters’ Rights Act 2026: What the New Law Means for Tenants and Landlords

The Renters’ Rights Act, which comes into force on 1 May 2026, represents the most significant reform to the private rented sector in England and Wales in a generation.

Whether you rent your home or let out property, the changes are wide‑ranging and will affect how tenancies operate, how they can be ended, and what rights and responsibilities both parties now have.

As solicitors specialising in property and housing law, we are already advising tenants and landlords who are navigating this new legal landscape. This article explains broadly what has changed, what it means for you, and when legal advice may be helpful.

‍

A New Era for Renting in England and Wales

At the heart of the Act is a move away from short‑term, terminable renting and towards greater stability, transparency and fairness.

From May 2026:

• All assured shorthold tenancies are abolished
• All private tenancies become open‑ended (periodic) by default
• “No‑fault” evictions under Section 21 are no longer lawful unless granted pursuant to a notice already served before the law changes.

These changes apply to most private rented properties in England, affecting both existing and new tenancies regardless of when they started.

‍

What Does the Act Mean for Tenants?

Greater Security in Your Home

One of the most important changes for tenants is the abolition of Section 21 “no‑fault” evictions. This means the secure tenancy you enjoy is no longer restricted to the short term of your agreement and Landlords can no longer ask you to leave without giving a lawful reason supported by evidence and, if necessary, court approval.

All tenancies are now rolling tenancies with no fixed end date, meaning you can stay in your home indefinitely as long as you comply with your tenancy agreement, and the Landlord does not have a lawful reason for wanting their property back.

Clearer Rights Around Rent

The Act also introduces new protections to help prevent unfair rent practices:

• Rent may only be increased once every 12 months and will be limited to an increase in line with market rent
• Any increase must follow a formal statutory process
• Tenants have the right to challenge excessive rent increases through the Property Tribunal system
• Rent cannot be demanded in advance, tenants are only required to pay rent once the tenancy is signed on a rolling basis
• Rental bidding wars are banned – landlords or their agents cannot invite or accept rent above the advertised amount.

‍

Freedom to Leave with Notice

Tenants can now end a tenancy at any point, including in the early months, by giving up to two months’ written notice. This allows greater flexibility if circumstances change.

Protection from Discrimination and Fairer Pet Rules

Whilst it has always been unlawful to discriminate on protected grounds, it is now expressly now unlawful for landlords to refuse a tenancy simply because you:

• Receive any form of Universal Credit
• Have children

Tenants also have a legal right to request a pet. While landlords can still refuse, they must do so reasonably and give valid grounds for that refusal.

‍

What Does the Act Mean for Landlords?

Section 21 Has Gone – Planning Is Essential

From 1 May 2026, landlords cannot rely on Section 21 to regain possession unless, in limited circumstances, the notice has already been served but a claim for possession has not already been issued. Instead, possession must be sought under specific legal grounds, such as (but not limited to):

• Rent arrears
• Anti‑social behaviour
• Intention to sell the property
• The landlord or close family member intends on moving into the  property
• An improvement notice has been served or there is need for significant renovation works
• There is a superior tenancy ending

These grounds carry strict notice periods and, in most cases, cannot be used during the first 12 months of a tenancy.

This means record‑keeping, evidence, and compliance are now critical. Errors in evidence or procedure can seriously delay or prevent a possession order being made, or have consequences in costs.

‍

Tenancy Agreements Have Changed

Fixed‑term tenancies can no longer be granted and are no longer valid. All tenancies are now assured periodic tenancies, and any clause attempting to impose an end date is unenforceable and unlawful.

Landlords do not need to re‑issue existing agreements unless they are unwritten (‘oral tenancy agreements’), but they must provide tenants with the government’s official Renters’ Rights Information Sheet by 31 May 2026, or risk financial penalties.

‍

Enforcement and Penalties Have Increased

Local authorities now have strengthened enforcement powers, including:

• Civil penalties of up to £40,000
• Extended grounds for Rent Repayment Orders
• Formal investigations into non‑compliance

Further reforms later in 2026 will introduce a Private Rented Sector Database and a mandatory Landlord Ombudsman, increasing scrutiny of landlord conduct.

‍

How Adams & Remers Can Help

The Renters’ Rights Act aims to create balance, but it also introduces complexity. We are already advising clients on a wide range of tenancy matters, including:

• Pursuing valid possession proceedings
• Defending or challenging unfair possession claims
• Preparing compliant tenancy documentation
• Responding to rent increase disputes
• Navigating pet requests and discrimination claims
• Managing transitions from old tenancy structures

‍

Our expertise in this area is wide ranging and industry renowned.

Whether you are a tenant concerned about your security, or a landlord seeking to protect your investment while remaining compliant, early and comprehensive legal advice can prevent costly mistakes.