The Renters’ Rights Act will affect renters, landlords and the future of lettings, with major changes, from the end of ‘no fault’ evictions to rent rises and pet requests.
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Most reforms will take place on 1 May 2026. Tenants will have new rights and better protection.
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Rent increases will be limited to once a year and rent in advance will be capped to 1 months’ rent.
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‘No fault’ evictions will be banned. Instead, your landlord must have a valid reason from a Government list to evict you.
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Discrimination against tenants with children and those receiving benefits will end.
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Future reforms include a new landlord database and an ombudsman, so renting becomes a safer and more transparent experience.
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If your tenancy started before 1 May 2026, your landlord or letting agent must send you an information sheet. This will confirm what’s changing.
Do you know how the Renters’ Rights Act will affect your tenancy? Thinking of renting but not sure what the new legislation means?
Here we look at what’s changing and help you navigate your renting journey, whether you’re new to renting, an existing tenant or a landlord.
What is the Renters’ Rights Act?
The Renters’ Rights Act 2025 is a landmark piece of UK housing legislation designed to reform the private rented sector.
Having received Royal Assent in October 2025, the Act represents the most significant update to tenant and landlord laws in nearly 40 years.
The Act comes with a lot of changes that will affect both landlords and tenants. Its primary purpose is to re-balance the rental market, providing more security and stability for private renters across England.
When does the Renters’ Rights Act start?
The Renters’ Rights Act will come into effect in phases. The first big milestone is 1 May 2026, when we’ll see changes, including new rules for evicting a tenant and the switch from fixed terms to periodic tenancies.
There will be more changes after May this year, including a new ombudsman. And beyond that, there will be new EPC rating requirements and a Decent Homes Standard.
Renters’ Rights Act changes from 1 May 2026
New eviction process
Your landlord will need a valid reason to evict you, known as a ground for possession. You can find a list of the new, revised and existing grounds on the government’s website. There are new notice periods too, which may allow you to stay in your home for longer.
Landlords will still be allowed to sell their property but they won’t be able to use this reason during the first 12 months of your tenancy. In addition to waiting 12 months, your landlord must give you at least 4 months’ notice.
Notice periods do depend on the reason for the eviction. If you are involved in severe anti-social or criminal behaviour, for example, your landlord doesn’t need to give any notice.
Evictions for rent arrears
A landlord can use Ground 8 (severe rent arrears) to evict you but they will have to wait longer to serve notice. This gives you more time to repay arrears.
A landlord will only be able to use Ground 8 once you owe at least 3 months’ rent (or 13 weeks’ rent for a weekly tenancy). The notice period for severe arrears is also doubling, from 2 weeks to 4 weeks.
Landlords can use Ground 10 if you have arrears of less than 3 months, or Ground 11 if you frequently pay your rent late. It would, however, be up to a court to decide if the landlord’s eviction request was reasonable.
Challenging evictions
You will still be able to challenge a landlord’s decision to evict you in court. This applies if you think your landlord is acting unfairly or if they haven’t followed the correct eviction procedure.
End of fixed-term tenancies
‘Rolling’ periodic tenancies will become the only type of contract offered. If you currently have a fixed term tenancy, it will automatically switch to a periodic one on 1 May 2026.
Periodic tenancies will allow you to end your tenancy when it suits you, as long as you give your landlord 2 months’ notice.
Bidding wars banned
The price you see a property advertised for will be the price you pay, thanks to a ban on bidding wars between tenants.
Landlords and letting agents will set an asking price and stick to it. They must refuse higher offers, even if the tenant is willing to pay more.
Rent increase limits
Landlords will be limited to increasing your rent to once a year, using a Section 13 notice. And when they do so, they must set an increase that’s in line with local market rates.
If you think a rent increase is unreasonable, you’ll be able to challenge it at the First-tier Tribunal. A challenge will be at a low fee, with no hearing cost.
Cap on rent in advance
Rent in advance is being capped at 1 month’s rent. The limit is designed to prevent tenants over-committing themselves financially.
Rent in advance is usually paid between signing the agreement and the tenancy starting. You can still volunteer any sum of upfront rent during your tenancy.
End to discrimination
You won’t be excluded from the rental market just because you have children or receive benefits. Rental discrimination will be banned, with decisions based on affordability and referencing.
Right to request a pet
You’ll have a new right to request to keep a pet after you’ve moved into a property. Your landlord must consider the request. If they refuse, they have to give you a valid reason in writing.
You’ll be able to take action if you think your landlord’s pet refusal is unfair. Complaints can be lodged with a new private rented sector ombudsman or taken to court.
Renters’ Rights Act changes later in 2026
Private rented sector ombudsman
You’ll have free access to a new private rented sector ombudsman. Landlords will be obliged to sign up.
The ombudsman will handle complaints about fees, maintenance, compliance and communication. The aim will be to avoid disputes going to court.
Private rented sector database
A new private rented sector database will launch later this year. Like the ombudsman, landlords will have to sign up.
The database will be free and open for tenants to use. You’ll be able to check who you’re renting from and see documents about property standards.
Renters’ Right Act changes in the future
A new EPC grade
Lower fuel bills and reduced carbon emissions will become a reality for more renters. By 2030, most privately rented homes will need an EPC rating of C or better. Your landlord will be responsible for making eco improvements.
Decent Homes Standard
Every privately rented home will eventually need to meet a new Decent Homes Standard. Landlords will become legally obliged to ensure their properties are safe, secure and hazard free.
Awaab’s Law
Awaab’s Law will empower tenants to challenge dangerous conditions. It will also force landlords to make repairs within a set time period.
Are you a Landlord?
With the Renters’ Rights Act taking effect on 1 May 2026, informal rent reviews are a thing of the past. You must now follow strict processes, stick to market value and provide longer notice periods to legally increase rent.
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From 1 May 2026, rent cannot be increased within the first year of a tenancy, and only once a year after that, using a Section 13 notice.
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Proposed increases cannot exceed the current fair market rate.
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Tenants now have stronger, risk-free rights to challenge hikes at a tribunal.
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You must give tenants a full 2 months’ written notice before an increase takes effect.
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Documentation, market research and professional support can help you adjust rents while staying within the law.
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Find a letting agent to help you stay compliant.
With the Renters’ Rights Act coming into force from 1 May 2026, rent increases are about to get far more regulated.
The Act introduces clearer rules designed to protect tenants from unfair or excessive rises.
Rent increases are now a more formal legal process governed by strict rules.
For landlords, this means rent reviews must be approached carefully and formally. But with the correct procedures and market evidence, you can adjust rents confidently while staying within the law.
In this guide:
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How often can I increase rent under the Renters’ Rights Act?
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When do I need to use a Section 13 notice?
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How much can I increase rent by?
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How much notice must I give?
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How can a letting agent help?
How often can I increase rent under the Renters’ Rights Act?
In most cases, rent can only be increased once per year. And there can be no increase within the first 52 weeks (1 year) of a new tenancy.
This removes the flexibility you might have previously relied on and reinforces the need to set realistic rents from the outset.
Contractual rent review clauses written into tenancy agreements will be abolished and rendered void under the new Act.
Attempting to increase rent more frequently, or without following the correct statutory process, could result in disputes or legal challenges.
Kristjan Byfield, Mission Commander at The Depository, issues a word of advice for landlords planning a rent increase:
“How your tenants are cared for during their tenancy will likely dictate how your rent review process will go. Make sure you have tenants that genuinely love living in your homes – and be fair when reviewing the rent.
“Tenants are about to decide when they leave and what a rent review process looks like, so give them every reason to stay.”
Let’s get into the rules about increasing rent under the Renters’ Rights Act.
When do I need to use a Section 13 notice?
Informal agreements, such as verbal conversations or casual emails, are no longer sufficient.
As all tenancies will convert to periodic (rolling) tenancies, you must always use the prescribed legal mechanism: a Section 13 notice.
This is a formal statutory document that clearly sets out the proposed new rent and the exact date it will take effect.
Finally, you should keep detailed records of all rent reviews, communications and any Section 13 notices you have served. This not only supports compliance but also provides protection in the event of a dispute.
How much can I increase rent under the Renters’ Rights Act?
You can increase rent up to the current fair market rate. That means you should go by what the property would fetch if it were newly advertised to let today.
Before proposing an increase, research local market rents and be prepared to justify your decision.
Letting agents can provide useful benchmarks, helping ensure your figures are realistic and defensible.
Under the new system, tenants have stronger rights to dispute rent increases they believe exceed market value.
These challenges may be referred to a First-tier Tribunal, which will assess whether the proposed rent aligns with comparable properties in the area.
Crucially, the Tribunal can no longer set the rent higher than what the landlord initially proposed, meaning tenants effectively have ‘nothing to lose’ by challenging a hike.
The Tribunal will also no longer backdate increases, and the new rent will only apply from the date of the Tribunal’s decision.
When you’re thinking about increasing rent, it’s worth considering tenant relationships. While the law may allow for an increase, large or sudden jumps can lead to dissatisfaction, increased turnover and void periods.
That means a measured, market-aligned approach will be more sustainable in the long term.
How much notice must I give before increasing rent?
Under the Renters’ Rights Act 2025, the mandatory notice period for a Section 13 rent increase has been extended. You must provide your tenant with 2 months’ written notice before the new rental amount comes into effect.
This notice period gives tenants more time to review the increase and, if necessary, challenge it.
How can a letting agent help with increasing rent?
Navigating the new legal landscape of the Renters’ Rights Act can feel daunting. Rent reviews are now a strictly regulated legal procedure, so leaning on a professional letting agent can help protect your investment.
A good agent takes the guesswork out of the process by providing accurate, evidence-based market valuations. Since the new rules cap rent hikes at the current market rate, an agent’s access to hyper-local data ensures your proposed increase is fair, defensible and less likely to be challenged at a tribunal.
If a tenant does dispute the increase, your agent will be invaluable in compiling the necessary portfolio of comparable properties to justify the new rent. This handles any pushback objectively, preserving your relationship with the tenant and turning a potential legal minefield into a smooth, fully documented process.
For those already using a letting agent? Take this chance to get your tenants’ perspective.
If you have a managing agent, now might be a good time to reach out to your tenants directly to see what their rental experience is like. There’s nothing like hearing things first hand and the Act means that great rental experiences will be even more vital in shaping top-performing property portfolios.
