The Renters’ Rights Act is a new law that changes how private renting works in England. It introduces stronger protections for tenants and sets clearer rules for landlords.
The government has announced that the first phase of the Act, which focuses on tenancy reform, will come into force on 1 May 2026. Further parts of the Act will be introduced in stages.
The changes are designed to create a fairer and more consistent private rented sector, with clearer responsibilities for landlords.
What is changing
- Fixed-term tenancies will end. All Assured Shorthold Tenancies (ASTs) will become rolling (periodic) tenancies
- ‘No-fault’ evictions (Section 21) will end. You must use Section 8 and have a legal reason to evict a tenant
- You must advertise the true asking rent for your property
- Bidding and asking for higher offers than the advertised rent are not allowed
Tenant rights
You cannot refuse tenants because they:
- have children
- receive benefits
- Tenants have the right to ask to keep a pet
- You must consider pet requests fairly
What you must do
- If you have an existing written tenancy, you must give your tenants a Renters’ Rights Act Information Sheet before 31 May 2026
- For new tenancies from 1 May 2026, you must provide a written statement of terms at the start of the tenancy
- If you have an older verbal agreement, you must provide a written record of the key terms by 31 May 2026
Guidance on tenancy agreements is available on GOV.UK.
Council enforcement and penalties
Local authorities have stronger powers to enforce the new rules.
They can:
- inspect properties and tenancy paperwork
- require documents and written terms
- issue fines and legal notices
More information
Find out more about the changes to renting: Private landlords
Guidance on renting out your property: Renting out your property: guidance for landlords and letting agents - Guidance - GOV.UK
This page will be updated when more information becomes available.
