The Renters’ Rights Act Is Coming: What It Means for Landlords and Tenants in 2026

The rental market is about to go through one of its biggest changes in decades, and whether you’re a tenant or a landlord, it’s important to understand what’s coming.

The Renters’ Rights Act is set to reshape how renting works across England. From changes to evictions and rent increases to new rights around pets and discrimination, the way tenancies are managed is evolving.

Most of these changes will begin from 1 May 2026, with further updates continuing later in the year and beyond.

What is the Renters’ Rights Act?

The Renters’ Rights Act 2025 is a major piece of legislation designed to improve standards and create a fairer balance between landlords and tenants.

It’s the biggest update to rental laws in nearly 40 years and aims to provide tenants with more security, transparency and protection, while also setting clearer expectations for landlords.

When do the changes come into effect?

The reforms are being introduced in stages, but the first major phase begins on 1 May 2026.

This is when we’ll see some of the most significant changes, including the end of fixed-term tenancies and the introduction of new eviction rules. Further updates, such as a landlord database and ombudsman, will follow later in 2026, with additional requirements like energy efficiency standards coming in over the next few years.

What will change from May 2026?

One of the biggest changes is the removal of so-called “no fault” evictions. This means landlords will no longer be able to ask tenants to leave without a valid legal reason.

Instead, landlords must rely on specific grounds for possession set out by the Government. In many cases, this will also involve longer notice periods, giving tenants greater security in their homes.

For example, if a landlord wishes to sell the property, they will need to wait at least 12 months from the start of the tenancy before using this reason and they must provide at least 4 months’ notice.

Where rent arrears are concerned, the rules are also changing. Landlords will only be able to use the main ground for eviction once a tenant is at least 3 months behind on rent and the notice period for this will increase from 2 weeks to 4 weeks. Tenants who owe less than this may still be subject to eviction, but it will depend on the court’s decision.

Tenants will continue to have the right to challenge eviction decisions in court if they believe the process has not been followed correctly.

A move to periodic tenancies

Another key change is the end of fixed-term tenancy agreements. All tenancies will move to a rolling periodic system, meaning tenants can leave when they choose, as long as they provide 2 months’ notice.

For existing tenancies, contracts will automatically transition to this new structure from May 2026.

Changes to rent and affordability

Rent increases will become more structured. Landlords will only be able to increase rent once per year and this must be done through a formal process using a Section 13 notice.

Any increase must reflect local market conditions, and tenants will have the right to challenge increases they believe are unfair through a tribunal.

There will also be a cap on rent in advance, limiting it to 1 month’s rent. This is designed to prevent tenants from being asked to pay large sums upfront before moving in.

Fairer access to renting

The new legislation also aims to make the rental market more accessible.

Discrimination against tenants with children or those receiving benefits will be banned. Instead, decisions must be based on affordability and proper referencing.

Tenants will also have the right to request a pet. While landlords can still refuse, they must provide a valid reason in writing, and tenants will have the option to challenge unfair refusals.

What’s coming next?

Later in 2026, a new private rented sector ombudsman will be introduced. This will give tenants a free and independent way to raise complaints about issues such as maintenance, communication or fees, without needing to go straight to court.

Alongside this, a national landlord database will be launched. This will allow tenants to see who they are renting from and check key details about property standards and compliance.

Looking further ahead, there will also be new requirements around property condition and energy efficiency. By 2030, most rental properties will need to achieve an EPC rating of at least C, and a new Decent Homes Standard will apply across the private rental sector.

Awaab’s Law will also be introduced, requiring landlords to deal with serious hazards, such as damp and mould, within set timeframes.

What does this mean for landlords and tenants?

For tenants, the changes bring greater security, clearer rights and more transparency.

For landlords, the message is clear, managing a rental property is becoming more structured, more regulated and more detailed. Staying compliant will be essential, and having the right systems in place will make all the difference.

How Seths Can Help

If you’re a landlord, you should be preparing for these changes.

At Seths, we have been preparing for these changes well in advance and we have been working closely with our landlords to make sure their properties remain compliant, well-managed and protected in an evolving market.

Whether you’re currently self-managing or working with another agent, we’re always happy to have a conversation and offer straightforward advice on how to navigate the upcoming changes.

📞 Call Seths on 0116 266 9977 and speak with our dedicated team to learn more about our property management services.