Renters' Rights Act: information for tenants

Changes to private sector tenancies from the 1 May 2026.

The Renters’ Rights Act changes how private renting works in England. 

The act introduces important new rights for tenants and responsibilities for landlords and letting agents.

Changes from 1 May 2026

The important changes include:

  • landlords can no longer evict tenants without a valid reason – end of section 21 'no fault' evictions
  • fixed‑term assured tenancies will end
  • rent increases must be fair and follow new rules
  • landlords cannot ask for large amounts of rent in advance
  • rental bidding wars are banned
  • landlords cannot refuse tenants because they claim benefits or have children
  • tenants have the right to ask for a pet, and landlords must not refuse without a good reason 

Shelter has published guidance to help tenants understand these changes.

Go to Renters' Rights Act: changes for private tenants – Shelter

Changes coming later

Some changes will happen later to give landlords, councils and tenants time to prepare.

From late 2026

Towards the end of 2026, the government plans to introduce:

  • a national database of private landlords and rental properties
  • a free and independent Ombudsman to help resolve disputes without going to court

Future changes

The government also plans to apply a national Decent Homes Standard to private rented homes.

The standard will aim to:

  • deal with damp and mould
  • improve energy efficiency
  • keep homes warm, safe and well maintained
  • fix hazards such as faulty electrics or fire risks

The government has not yet confirmed when the later changes will start. This page will be updated when dates are announced.