What The Renters’ Rights Act Means for Tenants and Landlords

Tenants could get new protections under the Renters’ Rights Act, which came into effect on 1 May 2026.

The rules put more safeguards in place for renters and will also see a new landlord’s database and an Ombudsman established to provide fair resolutions for tenants.

Here’s a round up of what the reforms mean for both tenants and landlords.

No more section 21 evictions
The Renters’ Rights Act abolishes section 21 or ‘no-fault’ evictions, which previously allowed landlords to evict tenants with at least two months’ notice without providing a reason.

Over 11,000 households in England had their homes repossessed by bailiffs following Section 21 evictions in the year to June 2025.

From 1 May, landlords must provide valid legal reasons to evict tenants.

This includes situations such as the landlord wishing to sell the property, tenants falling into arrears for over three months, or tenants damaging the property.

An end to fixed-term contracts
Fixed-term contracts will be abolished and transferred into periodic rolling contracts without an end date.

Tenants will also be able to leave with two months’ notice at any time.

Longer eviction notice periods
Under the new rules, landlords must give 4 months’ notice to tenants.

If the tenant doesn’t leave, a judge will decide whether a possession order needs to be placed on the property.

Tenants with significant rent arrears can be given 4 weeks’ notice.

Tighter rent rise controls
Landlords must give two months’ notice before they can increase rent and can only raise rental prices once a year.

Rent rises are limited to “open market rent” which is the amount landlords could reasonably expect to get if they advertised the property the next day.

Tenants can challenge rent rises in civil court if they think it’s too high.

Under the new rules, “bidding wards” for properties are now illegal so tenants can’t be asked to pay more than the advertised price.

Limited tenant exclusions
The Renters’ Rights Act will make it illegal for landlords and agents to discriminate against tenants who have children or receive benefits.

Landlords will still be able to conduct a reference and affordability check before selecting a tenant.

What about students and lodgers?
Students living in purpose-built student accommodation will still be able to agree to fixed-term tenancy agreements.

For those living in student houses, fixed tenancies for the duration of the academic year will still apply. Once the fixed-term is over, they can be given two weeks’ notice to leave.

The new rules don’t apply to lodgers who live with their landlords.

Instead, the terms of their stay are defined through a “licence agreement” or legal contract made between the lodger and the landlord.

What happens if landlords break the rules?
Landlords could face fines of up to £40,000 if they don’t follow the new law.

Councils will be tasked with making sure landlords follow the Renters’ Rights Act and have been given a share of £60m to enforce the measures.