From 1 May 2026, the Renters’ Rights Act introduces the most significant reforms to the private rented sector in nearly four decades. These changes aim to provide tenants with stronger protections and greater security, while also balancing the rights of landlords.
Key changes to renters’ rights
The Act brings a range of new provisions designed to improve the rental experience for approximately 11 million tenants across England. Notably, Section 21 ‘no-fault’ evictions have been abolished, meaning landlords can no longer evict tenants without a valid reason. This marks a fundamental shift in tenancy security.
Fixed-term contracts will be replaced by rolling tenancies, either on a monthly or weekly basis depending on the agreement. This change offers tenants more flexibility, allowing them to end their tenancy with two months’ notice.
Rent increases are now subject to stricter controls. Landlords may only raise rent once per year, and tenants have the right to challenge any unfair hikes. Additionally, landlords must adhere to the advertised rent price, eliminating bidding wars that previously drove rents above the stated amount.
Upfront payments are capped at one month’s rent, preventing landlords from demanding excessive deposits or fees. The Act also prohibits discrimination against tenants on the basis of receiving benefits or having children.
Another notable improvement is the recognition of tenants’ rights to keep pets. Renters can request permission to have a pet, and landlords are required to consider such requests reasonably.
Eviction process under the new law
With Section 21 evictions banned, landlords must now rely on valid grounds to regain possession of their properties. Acceptable reasons include selling the property, moving in themselves, rent arrears, or anti-social behaviour by tenants. The reforms aim to create a fairer, more transparent system that benefits both landlords and tenants.
To support these changes, the government is investing in court resources to expedite dispute resolution and has enhanced enforcement powers for local councils to tackle non-compliant landlords.
Future phases and ongoing reforms
Phase two of the Renters’ Rights Act will commence from late 2026, introducing further improvements. A key development will be the rollout of a Private Rented Sector Database, an online register of landlords and rental properties across England. This database will enable tenants to verify their landlord’s registration status once it becomes available in their area.
Additionally, a new independent Private Landlord Ombudsman will be established to provide a free complaints service. This body will facilitate swift and impartial resolution of disputes between tenants and landlords, reducing the need for court proceedings. It will also offer landlords guidance and training on managing complaints effectively.
Improving housing standards and energy efficiency
The government is continuing its work to enhance the quality of privately rented homes. Future regulations will focus on tackling damp, mould, and other hazardous conditions, requiring landlords to address serious issues more promptly. Energy efficiency standards will also be raised, with all private rentals expected to meet an EPC rating of C or better by 2030, unless exempt.
Furthermore, a new Decent Homes Standard for private rentals will be introduced by 2035. This will establish clear criteria to ensure properties are safe, warm, and well-maintained, providing tenants with greater confidence in their homes. Councils will gain increased powers to enforce these standards and take action against landlords who fail to comply.
What this means for landlords
Landlords must adapt to a landscape where tenancy agreements are more flexible and eviction rights are more limited. Compliance with stricter rent increase rules and non-discrimination provisions will be essential. The cap on upfront payments and the obligation to consider pet requests fairly will also require adjustments to letting practices.
With enhanced enforcement powers granted to local authorities and the introduction of the Private Landlord Ombudsman, landlords should expect greater scrutiny and a more structured complaints process. Staying informed and proactive in meeting the new standards will be crucial to maintaining good landlord-tenant relationships and avoiding penalties.
Exercising new rights and responsibilities
Tenants are encouraged to raise concerns directly with landlords initially. However, if there is suspicion of legal breaches, tenants can contact local councils, which now have stronger enforcement capabilities including higher fines and prosecution powers. The forthcoming Ombudsman service will provide an additional avenue for resolving disputes efficiently and fairly.
Source: Based on reporting from Ministry of Housing, Communities and Local Government
TLA Training Academy
The Landlord Association has launched its new Training Academy for UK landlords, providing structured guidance, compliance education, and practical knowledge to support landlords at every stage. Members can now complete the programme and become TLA Certified Landlords at no additional cost as part of their membership.
Landlords can explore the Academy here: https://landlordassociation.org.uk/tla-academy/
Those looking to join and access the full training and certification can register here: https://landlordassociation.org.uk/landlord-association-membership-uk/
TLA update
The Landlord Association is currently onboarding new service providers into its Trusted Partner Hub, a new initiative designed to support landlords, tenants, letting agents, and property managers with vetted, high-quality services. As one of the fastest growing landlord associations in the UK, TLA offers partners direct access to an engaged and active member base at the point of need. Service providers across legal, maintenance, insurance, finance, mortgages, tenant screening, and property services can register their interest here: https://landlordassociation.org.uk/become-a-tla-service-partner/
Source: www.gov.uk
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