Renters' Rights Act

We want to ensure those affected are aware of the key issues and can consider how these changes may affect them going forward, so they can plan for them. Whether you are a landlord, managing agent or tenant, the details of the Act will have an impact on you.

Key changes from 1 May 2026

• Abolition of 'no fault/ reason' evictions: landlords can no longer evict tenants using Section 21 notices. They must have valid grounds under Section 8, such as selling the property or significant rent arrears.
• End of fixed-term tenancies: all tenancies become periodic (rolling), giving tenants more flexibility to end them with two months' notice.
• Fairer rent increases: rent can only be increased once-a-year with proper notice (Section 13), and landlords must advertise at the true price, banning bidding wars.
• Excessive above-market rents can be appealed by tenants.
• Anti-discrimination: it will be illegal to discriminate against benefits recipients with children, with potential fines for landlords. 

Changes yet to come

• Landlord accountability: mandatory registration for all landlords and properties via a new private rented sector database and a new PRS ombudsman that will provide quick, fair, impartial and binding resolution for tenants' complaints about their landlord. The timeframe for this has yet to be confirmed but it is expected later this year.
• New property standards: the introduction of the Decent Homes Standard, and also Awaab's Law to the private sector for addressing damp and mould - The timeframe for this has yet to be confirmed but it is expected in 2035.

Enforcement Provisions

• The Government is providing local councils with a range of new investigatory powers which will allow the new reforms to be enforced.
• Initial or minor non-compliance will incur a civil penalty of up to £7,000 and serious, persistent or repeat non-compliance a civil penalty of up to £40,000, with the alternative criminal prosecution in some cases. 
• Strengthening of rent repayment orders by extending them to superior landlords, doubling the maximum penalty and ensuring repeat offenders have to repay the maximum amount. Rent Repayment Orders are a legal tool in England (under the Housing and Planning Act 2016) that currently enables tenants or local authorities to reclaim up to 12 months of rent or housing benefits from a private landlord who has committed specific housing-related offences. From 1 May 2026 the amount of rent that can be reclaimed will increase to 24 months.

The additional enforcement powers provided to local housing authorities came into effect on 27 December 2025 and the landlord legislation elements come into force on 1 May 2026.  landlords, managing agents and those with an interest in property rental should familiarise themselves with this information.

Information leaflet

Download our Renters' Rights Act information leaflet (PDF, 2 MB)

MHCLG has published a Renters' Rights Act Information Sheet 2026 designed to give tenants helpful, practical advice on each of the changes and what it means for their tenancy agreement.

Background information

The Renters' Rights Act 2025 has now also been published and can be accessed on the government's legislation website: www.legislation.gov.uk/ukpga/2025/26/enacted

A guide to the Act can be found here: www.gov.uk/government/publications/guide-to-the-renters-rights-act

Guidance for Landlords and Letting Agents: www.gov.uk/guidance/renting-out-your-property-guidance-for-landlords-and-letting-agents/enforcement-measures-for-landlords

We will update this webpage and our other communications channels when we have more information available.