The most significant reforms to private renting in England for a generation have now come into force, giving around 11 million renters powerful new rights and protections that are set to transform everyday renting.
From today, 1 May 2026, the Renters’ Rights Act is fully in effect, bringing sweeping changes including the long‑awaited ban on Section 21 ‘no‑fault’ evictions, tougher action against rogue landlords and stronger financial protections for tenants.
One of the most impactful changes is the abolition of Section 21, which previously allowed landlords to evict tenants without providing a reason.
From today, private landlords can no longer remove tenants without a valid legal ground, giving renters far greater security and helping prevent sudden evictions that can lead to homelessness and instability.
Existing Section 21 cases already in the court system will proceed under transitional arrangements, but no new Section 21 claims can be started after 31 July 2026, after which all landlords must rely on the new possession grounds.
Fixed‑term tenancies have now been abolished in the private rented sector.
All new and existing tenancies automatically move onto open‑ended arrangements, rolling monthly or weekly depending on the agreement. Renters can now end a tenancy with no more than two months’ notice, giving them flexibility to move for work, family or financial reasons.
The reforms also aim to protect renters’ finances and stop unfair practices.
Landlords can now increase rent no more than once a year, and tenants have a clear right to challenge unreasonable rent hikes. Upfront rent demands have also been capped at one month’s rent, preventing unaffordable payment requests at the start of tenancies.
Bidding wars have been outlawed, meaning landlords and agents must not accept offers above the advertised rent, ending the practice of renters competing with escalating bids to secure a home.
From today, it is illegal for landlords or agents to discriminate against prospective tenants because they receive benefits or have children.
Renters can also request to keep a pet, and landlords must now reasonably consider those requests rather than automatically refusing them.
These changes are designed to widen access to housing and reduce exclusion from the private rented sector.
The new rights are backed by significantly stronger enforcement powers.
Local councils now have enhanced authority to investigate breaches, tackle non‑compliance and take firm action against rogue landlords. Penalties for breaking the law can reach up to £40,000, making it far harder for bad practice to continue unchecked.
The government has also increased funding for councils to oversee the new system and take robust enforcement action.
Alongside the reforms, the court system is being digitalised, with millions invested to simplify and speed up processes for both tenants and landlords.
This aims to ensure that disputes are resolved more efficiently and that justice is easier to access, especially for renters challenging unfair treatment.
The new rules deliver a fundamental shift in power and security for private renters, including:
- An end to no‑fault evictions
- Open‑ended tenancies with greater flexibility
- Limits on rent increases and upfront payments
- Fairer access to housing without discrimination
- Stronger enforcement against rogue landlords
Prime Minister Keir Starmer said:
“For too long, families have lived with the constant fear of eviction, while young people have been outbid for the homes they need to start their lives.
“Today we are putting that right. We promised to fix a broken rental system and we’re delivering.
“This historic action will make renting fairer, safer and more secure for millions, so people can settle, put down roots and build their lives.”
By tackling the root causes of insecurity and unfair practices, the Renters’ Rights Act is expected to improve quality of life for millions, reduce housing stress and bring long‑term benefits for communities and the economy.
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