What Landlords & Tenants Need to Know in 2026
The private rented sector in England is undergoing its biggest overhaul in decades. After years of debate and delays, the government’s changes to tenancy law have now taken shape as the Renters’ Rights Act 2025, a landmark piece of legislation designed to rebalance power between landlords and tenants and reshape how rental properties are let and managed.
Whether you’re a landlord, investor or tenant, these reforms will impact the way properties are let — so it’s crucial to understand what’s changing and what it could mean for you.
🏛 What Is the Renters’ Rights Act?
The Renters’ Rights Act 2025 (formerly the Tenant Reform Bill and the Renters’ Reform Bill) received Royal Assent on 27 October 2025, meaning it is now law. It represents the most significant set of reforms to the private rented sector in more than a generation. While the Act itself is now law, many of its key measures will come into effect in stages, with the first major round of change scheduled for 1 May 2026.
🔑 Key Changes Under the Renters’ Rights Act
Here’s a breakdown of the most important reforms affecting landlords and tenants:
❌ 1. Section 21 “No-Fault” Evictions Are Ending
One of the headline changes is the abolition of Section 21 no-fault evictions — meaning landlords can no longer evict tenants without providing a valid reason. Instead, landlords must rely on Section 8 grounds, such as rent arrears, serious antisocial behaviour, or a genuine intention to sell or occupy the property themselves.
This is designed to give tenants more security and stability, removing the risk of being asked to leave without cause.
🔄 2. New Tenancy Structure: End of Fixed-Term ASTs
The traditional Assured Shorthold Tenancy (AST) — typically a fixed-term agreement — is being replaced with a new assured periodic tenancy structure.
Under the new regime:
- New and existing private tenancies will become rolling periodic tenancies.
- Tenants will have more flexibility to stay in their homes for longer, with landlords required to demonstrate valid legal reasons for possession.
This means less emphasis on fixed terms and more on ongoing agreements governed by statutory rights and obligations.
💷 3. Changes to Rent Increases
Gone are the days of landlords increasing rent whenever they choose.
Under the reforms:
- Landlords can only increase rent once per year.
- Any rent increase must be served with at least two months’ notice via a formal Section 13 notice.
- Tenants can challenge rent increases if they believe the amount is not in line with market rates.
This aims to provide certainty for tenants and prevent exploitative rent hikes.
🐶 4. Protection from Discrimination
The Act introduces new protections to prevent discrimination against tenants, including:
- Landlords cannot unreasonably refuse tenancies to people with children or on certain benefits.
- Tenants can also request to keep pets, and landlords must consider these requests fairly.
These changes are intended to promote fairness and accessibility in the rental market.
🏡 5. Limits on Rent in Advance & Bidding Wars
The reforms also introduce:
- A limit on rent in advance (typically no more than one month), and
- A ban on rental bidding wars — where tenants offer more than the advertised rent to secure a property.
These are steps towards reducing upfront costs and unfair competitive pressures for renters.
📅 When Do the Reforms Start?
The changes do not all take effect immediately.
- 1 May 2026: The first major package of tenancy reforms (abolition of Section 21, new tenancy structure, rent changes, etc.) is set to come into force.
Some investigatory and enforcement powers for local authorities will start earlier or in phases.
Secondary regulations and guidance (such as the official landlord/tenant information leaflet) are expected ahead of implementation.
🧑💼 What This Means for Landlords
For landlords and property investors, the changes represent a significant shift:
- You’ll need to rethink how you manage tenancies, with stronger tenant security and fewer short-notice exits.
- Evictions can only occur with valid legal grounds.
- There’s a stronger emphasis on fair rent increases and tenant protections.
- Local authorities will be able to inspect and enforce compliance more robustly, with higher penalties for breaches.
Some landlords have already begun to exit the market due to uncertainty over these reforms — particularly smaller owner-operators who may find compliance increasingly onerous.
However, others argue that these reforms will drive up standards and reward responsible landlords who provide quality accommodation.
🏠 What It Means for Tenants
From a tenant perspective, the Act delivers greater stability and rights, including:
- More security of tenure
- Protection from unfair eviction
- Predictability in rent increases
- Fairer treatment regarding discrimination and access
- Stronger protections on property condition and repair enforcement
For many private renters, these reforms will feel like a long-awaited modernisation of housing law.
🧠 Final Thoughts
The Renters’ Rights Act represents a transformational shift in the private rented sector — balancing tenant protections with new responsibilities for landlords.
While the transition will require landlords and agents to adapt their practices, those who stay informed and proactive will be better positioned to thrive under the new system.
👉 If you’re a landlord, staying up to date with guidance from government, legal advisers and industry bodies will be key as implementation approaches in May 2026 and beyond.
