The Renters' Rights Act in England: what changed for private tenants on 1 May 2026
Published · 3 min read · Figures checked . UK rules and rates change, so check the official sources below before you act.
The Renters' Rights Act changed how private renting works in England from 1 May 2026. This guide explains the end of no-fault evictions, rolling tenancies, rent increases, upfront rent, pets and what GOV.UK says is coming later.
Who this guide is for
This guide is general information for people who rent a home from a private landlord in England. GOV.UK's pages on the Act are about England, so this guide does not cover Scotland, Wales or Northern Ireland, and it does not cover social housing or buying a home. It is not legal advice for your own situation.
The details below come from GOV.UK pages read on 7 October 2026.
What changed on 1 May 2026
GOV.UK says the main parts of the Act took effect on 1 May 2026. These are the changes it highlights for tenants.
- No-fault evictions under Section 21 have ended. A private landlord can no longer evict a tenant without a valid reason.
- Fixed-term contracts have been replaced. GOV.UK says private tenancies now roll on, month to month or week to week, with no set end date.
- Tenants can end a tenancy by giving two months' notice.
- Landlords can only raise the rent once a year, and tenants can challenge an increase they think is unfair.
- Landlords must not ask for more than the advertised rent price, which stops rental bidding.
- Landlords cannot ask for more than one month's rent upfront.
- Tenants can ask to keep a pet, and landlords must consider the request reasonably.
- It is illegal to refuse tenants just because they receive benefits or have children.
What a tenancy that rolls on means
Before the change, many tenants signed a fixed term, often six or twelve months. Now the tenancy simply continues until the tenant ends it or the landlord has a valid legal reason to end it. This means that a tenant does not have to wait for a fixed term to finish before leaving, as long as the two months' notice is given.
Rent increases
GOV.UK says rent can go up only once a year, and renters can challenge unfair increases. The exact process for a rent increase and how to challenge one is set out in official guidance, so it is worth reading that guidance if you receive a notice.
What GOV.UK says is coming later
GOV.UK describes a second phase from late 2026 onwards. It says this will include a Private Rented Sector Database, which is a register of landlords and rental properties in England, and a free Private Landlord Ombudsman service. It also mentions future standards, including energy efficiency (EPC rating C by 2030) and a Decent Homes Standard by 2035. Dates for these parts may change.
Where to get free help
Free advice on renting is available from Citizens Advice and from your local council. Shelter and other charities also offer help. If you are struggling to pay rent, MoneyHelper offers free guidance on money troubles.
Check before you act
Housing law is detailed and changes in phases. Before you act on a notice, rent increase or a deposit, it is worth confirming what applies to you on the official GOV.UK pages linked below.
Sources
For information only. See our disclaimer and editorial standards. Spotted an error? Tell us.
