Renters' Rights Act
2026
The biggest change to private renting in England since the 1980s. No-fault evictions abolished, rent increases limited, and new protections for 11 million renters.
What's Changing
Section 21 Abolished
No more 'no-fault' evictions. Landlords must have a valid reason to evict you.
1 May 2026
Rent Increase Limits
Only one increase per year, with 2 months' notice. Challenge excessive increases at tribunal.
1 May 2026
Right to Request Pets
Landlords cannot unreasonably refuse pets. They can require insurance but not ban them outright.
1 May 2026
Discrimination Ban
Illegal to refuse tenants because they receive benefits or have children.
1 May 2026
Decent Homes Standard
Private rentals must meet minimum quality standards (extended timeline).
2035–2037
Private Landlord Ombudsman
Free dispute resolution service for tenants without going to court.
2028
Renters' Rights Tools
Interactive tools to understand your rights under the Renters' Rights Act 2026.
Implementation Timeline
27 October 2025
Royal Assent
The Renters' Rights Act 2026 became law.
27 December 2025
Enforcement Powers
Councils gained new powers to investigate rogue landlords.
30 April 2026
Last Day for Section 21
Final date landlords can serve a Section 21 notice.
1 May 2026
Main Provisions
Section 21 abolished. Rent, pet, and discrimination rules take effect.
31 May 2026
Information Sheet Deadline
Landlords must provide government information sheet to existing tenants.
31 July 2026
Section 21 Court Claims End
Last day to begin court proceedings using an existing Section 21 notice.
New Eviction Grounds (Section 8)
With Section 21 abolished, landlords must use one of these valid grounds to evict you.
Mandatory Grounds (Court must grant)
- • Ground 1: Landlord or family wants to live there (after 12 months)
- • Ground 1A: Landlord wants to sell (after 12 months)
- • Ground 6: Major redevelopment required
- • Ground 8: Serious rent arrears (2+ months)
Discretionary Grounds (Court decides)
- • Ground 10: Some rent arrears
- • Ground 12: Breach of tenancy terms
- • Ground 14: Antisocial behaviour
- • Ground 17: False statement to obtain tenancy
Frequently Asked Questions
When does the Renters' Rights Act come into force?
The main provisions, including the Section 21 ban, come into force on 1 May 2026. The Act received Royal Assent on 27 October 2025.
Does this apply to my existing tenancy?
Yes. Existing assured shorthold tenancies will automatically convert to the new periodic tenancy system on 1 May 2026. You don't need to sign a new agreement.
Can my landlord still evict me?
Yes, but only using valid Section 8 grounds such as rent arrears, antisocial behaviour, or if they want to sell or move in themselves. They can no longer evict you without a reason.
What if my landlord wants to sell the property?
They can use Ground 1A to evict you, but only after you've lived there for at least 12 months. They must give you 4 months' notice.
Can I now have a pet in my rental?
You can request a pet, and your landlord cannot unreasonably refuse. However, they can require you to have pet damage insurance. Refusal is allowed if there are genuine restrictions (e.g., a superior lease) or the pet is unsuitable for the property.
How often can my rent be increased?
Only once per year, using a Section 13 notice with at least 2 months' notice. You can challenge above-market increases at a First-tier Tribunal.
What are the penalties for landlords who break these rules?
Councils can issue fines of up to £7,000 for breaches, rising to £40,000 for repeated or serious offences. They also have new powers to inspect properties and demand documents.
Does this apply in Wales or Scotland?
No. The Renters' Rights Act 2026 only applies to England. Wales has the Renting Homes (Wales) Act 2016, and Scotland has the Private Housing (Tenancies) (Scotland) Act 2016.
Know Your Rights, Take Action
If your landlord is breaking these rules, we can help you generate a professional complaint letter backed by the relevant legislation.
Start Your Free ComplaintSources: GOV.UK Implementation Roadmap · House of Commons Library · Information accurate as of February 2026.