UK Renters Rights Act 2026: What Changes on 1 May

James and Rebecca had been renting their two-bedroom flat in Clapham for three years when they received a Section 21 notice. No reason given. No fault on their part. Just a form letter telling them they had two months to find somewhere else to live.

They had a six-month-old baby.

“We had done everything right,” Rebecca said. “Paid on time every month. Kept the place spotless. And suddenly we were on Rightmove at 11pm with a newborn, trying to find somewhere we could afford that would actually accept us.”

From May 1st, 2026, that cannot happen anymore. The Renters’ Rights Act has finally come into force, and Section 21 no-fault evictions are now illegal in England.

Here is everything you need to know.

Section 21 Is Dead

The single biggest change: landlords in England can no longer evict tenants without a valid reason. The Section 21 “no-fault” eviction notice, which allowed landlords to remove tenants with just two months’ notice and no explanation, is gone.

From May 1st, 2026, every eviction must be on specific legal grounds under the reformed Section 8 of the Housing Act 1988. These grounds include:

• Rent arrears: If you are at least two months behind on rent, and the arrears have not been cleared by the time of the hearing
• Antisocial behaviour: If you or someone in your household has caused serious nuisance to neighbours
• Landlord wishes to sell: Allowed, but with at least four months’ notice and only after the first 12 months of the tenancy
• Landlord or family member wishes to move in: Four months’ notice, only after the first 12 months, and the landlord must provide evidence of genuine intent

Crucially, if a landlord evicts you to sell or move a family member in, and then re-lets the property within 12 months, they can face penalties.

All Tenancies Are Now Periodic

This is a subtle but important change. Under the new law, all assured shorthold tenancies automatically convert to assured periodic tenancies. In plain English: your tenancy rolls on monthly with no fixed end date.

This means:

• No more fixed-term tenancy agreements that lock you in for 12 months
• No more “break clause” confusion
• You can leave at any time by giving two months’ written notice (including via text or email)
• Your landlord can only end the tenancy using the specific Section 8 grounds listed above

For existing tenants on assured shorthold tenancies, the transition happens automatically. You do not need to sign a new contract. Your landlord is required to give you a Mandatory Information Sheet by May 31st, 2026, explaining how your rights have changed. If they fail to provide this, they face a fine of up to GBP 7,000.

Rent Increases: Once a Year, and Challengeable

Landlords can now only increase rent once every 12 months, and they must give at least two months’ notice. The proposed rent must be in line with market rates.

If you believe the increase is above market rate, you can challenge it at a First-tier Tribunal. The tribunal will assess the rent based on comparable properties in the area. If they agree the proposed rent is too high, they will set a lower figure, and the landlord must accept it.

One important new rule: landlords must advertise and stick to a fixed rent price. No more bidding wars where prospective tenants offer above the asking rent to secure a property.

You Can Now Ask for a Pet

From May 1st, 2026, tenants have the right to request permission to keep a pet. The landlord must respond within 42 days and can only refuse on reasonable grounds. A blanket “no pets” policy in a tenancy agreement is no longer enforceable.

Reasonable grounds for refusal might include:

• The property is too small for the type of pet
• The lease for the building (in a block of flats) prohibits animals
• The pet would cause a genuine health and safety risk

Landlords can require tenants to take out pet damage insurance to cover any potential damage.

The Decent Homes Standard

For the first time, private rented homes will be subject to the Decent Homes Standard, which previously only applied to social housing. This means your landlord must ensure the property:

• Is free from serious hazards (damp, mould, electrical risks, falls)
• Is in a reasonable state of repair
• Has reasonably modern facilities (kitchen, bathroom)
• Provides adequate thermal comfort (insulation, heating)

Local authorities will have new enforcement powers, and a new ombudsman for the private rented sector will handle complaints.

Deposit Protections

Deposits are capped at one month’s rent. Landlords cannot ask for more than this upfront. Deposits must be held in a government-approved tenancy deposit scheme, as before, but enforcement will be strengthened.

What You Should Do Right Now

If you are currently renting in England, here is your checklist:

1. Wait for your Mandatory Information Sheet. Your landlord must provide this by May 31st, 2026. If they do not, chase them in writing and note the date. They face a fine for non-compliance.
2. Know that you cannot be Section 21’d anymore. If you receive a Section 21 notice dated after May 1st, 2026, it is invalid. Do not leave. Contact Shelter or Citizens Advice immediately.
3. Challenge unfair rent increases. If your landlord proposes a rent increase that seems above market rate, gather evidence (Rightmove listings, Zoopla estimates) and refer it to the tribunal.
4. Request a pet if you want one. Put the request in writing. The landlord has 42 days to respond with a reasoned decision.
5. Report unsafe conditions. If your home has damp, mould, broken heating, or other hazards, report it to your landlord in writing. If they do not act, contact your local council’s environmental health team.

The Renters’ Rights Act is the most significant reform of the private rented sector in England in a generation. It does not solve the housing crisis. It does not bring rents down. But it does mean that paying your rent on time and being a good tenant now genuinely protects you from losing your home without cause.

That is a start.