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
Rent in advance capped
Landlords can only ask for up to 1 month's rent in advance. Bigger demands carry £5,000 fines.
1 May 2026
Rental bidding banned
Landlords must publish an asking rent and can't accept offers above it. £7,000 fines for breaches.
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
Awaab's Law for private renters
Strict timeframes for landlords to fix damp, mould and serious hazards. Tenants can sue for compensation.
From 2026
PRS Database
All landlords must register their properties. Unregistered landlords can't get possession orders.
2026–2027
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. They have to prove the ground in court if you don't leave.
Mandatory grounds (court must grant)
- • Ground 1: Landlord or family wants to live there (after 12 months · 4 months' notice)
- • Ground 1A: Landlord wants to sell (after 12 months · 4 months' notice)
- • Ground 1B: Sale under rent-to-buy (social housing only · 4 months' notice)
- • Ground 2: Mortgage lender exercising power of sale (4 months' notice)
- • Ground 6: Major redevelopment required (4 months' notice)
- • Ground 6A: Decant for redevelopment (4 months' notice)
- • Ground 6B: Landlord regaining possession to comply with enforcement action (4 months' notice)
- • Ground 7B: No right to rent under immigration law (2 weeks' notice)
- • Ground 8: Serious rent arrears - 3+ months (or 13+ weeks if rent is paid weekly/fortnightly) at the time of notice and the hearing (4 weeks' notice)
Discretionary grounds (court decides)
- • Ground 9: Suitable alternative accommodation available
- • Ground 10: Any amount of rent arrears
- • Ground 11: Persistent late payment
- • Ground 12: Breach of tenancy terms (other than rent)
- • Ground 13: Deterioration of the property
- • Ground 14: Antisocial behaviour (immediate proceedings allowed)
- • Ground 17: False statement to obtain tenancy
Mandatory thresholds were tightened by the Act: rent arrears jumped from 2 to 3 months, and notice from 2 to 4 weeks. Landlords also can't get possession at all if they've failed to protect your deposit or register on the PRS Database (except for antisocial behaviour grounds).
Tribunal & anti-abuse protections
The Act overhauls the rent challenge process and closes the most common backdoor-eviction loopholes.
Tribunal can't push your rent higher than the landlord asked
Currently the First-tier Tribunal could end up setting a rent higher than your landlord's proposed figure. The Act ends this. You'll never pay more than what was on the section 13 notice.
No more backdating
Any new rent set by the Tribunal applies from the date of the determination, not the original increase date. No surprise debt.
Hardship deferral
If paying the new rent immediately would cause undue hardship, the Tribunal can defer the increase by up to a further 2 months.
12-month re-letting ban
If your landlord evicts you using Ground 1 (moving in) or Ground 1A (selling), they can't re-market or re-let the property for 12 months. Civil penalties apply if they try.
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, and they have to prove the ground in court if you don't leave.
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 - and once you've moved out, they can't re-market or re-let the property for 12 months.
How much rent arrears triggers a mandatory eviction now?
Three months - up from the old two-month threshold. (Or 13 weeks if rent is paid weekly or fortnightly.) The notice period also doubles from 2 weeks to 4 weeks. The arrears must still exist both when notice is served and at the court hearing.
Can I now have a pet in my rental?
You can request a pet, and your landlord cannot unreasonably refuse. They can require you to have pet damage insurance. Refusal is reasonable only where there are genuine restrictions (e.g. a superior lease prohibiting pets) 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. Rent review clauses in your contract are no longer enforceable. You can challenge above-market increases at the First-tier Tribunal - and crucially, the Tribunal can no longer set the rent higher than your landlord asked for.
How much rent in advance can a landlord demand?
Maximum 1 month (or 28 days if your rent period is shorter than a month), and only after the tenancy agreement is signed. Asking for 6 or 12 months upfront is now banned and carries civil penalties of up to £5,000.
Are bidding wars on rent still legal?
No. Landlords and agents must publish an asking rent and can't ask for, encourage or accept any offer above it. Civil penalties of up to £7,000 apply.
What is Awaab's Law and how does it apply to me?
Originally introduced for social housing after the death of 2-year-old Awaab Ishak from mould exposure, the Renters' Rights Act extends it to private rented homes. Landlords will have to fix damp, mould and other serious hazards within strict timeframes set out in regulations. If they don't, you can sue for breach of contract and seek compensation through the courts or escalate to the Ombudsman.
What are the penalties for landlords who break these rules?
Councils can issue civil penalties of up to £7,000 for initial or minor breaches, rising to £40,000 (or criminal prosecution) for serious or repeat offences. Tenants can also seek Rent Repayment Orders for up to 24 months' rent - doubled from the old 12-month cap.
Does this apply in Wales or Scotland?
Mostly no - the Renters' Rights Act 2026 applies to England. Wales has the Renting Homes (Wales) Act 2016, Scotland has the Private Housing (Tenancies) (Scotland) Act 2016. The rental discrimination provisions are an exception and have been extended to all three nations.
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.
Related
Other places this tool comes in handy - plus the companies most likely to be on the receiving end.