The main private rented sector reforms under the Renters’ Rights Act are now in force in England, with the first phase having taken effect from 1 May 2026. These are some of the biggest changes to private renting in England for decades. Some further measures are being introduced in phases later, so it is important to distinguish between what is already in force and what is still to come.
Before vs Now: the main changes
1. No more “no-fault” evictions under Section 21
Previously, landlords could often recover possession at the end of an assured shorthold tenancy by serving a Section 21 notice without having to prove a specific reason.
Now, Section 21 “no-fault” evictions have been abolished. Landlords who want possession must rely on a statutory ground under the reformed Section 8 procedure, serve the correct notice, and prove the ground if the matter goes to court. Relevant grounds include rent arrears, anti-social behaviour, and in some cases a landlord wanting to sell the property or move into it, although some of those grounds generally cannot be used within the first 12 months of a new tenancy.
2. Tenancies are now open-ended periodic tenancies
Previously, many private tenancies were granted for fixed terms such as 6 or 12 months.
Now, fixed-term assured tenancies have been abolished for the private rented sector, and tenancies are periodic instead. In practical terms, this means tenants have greater flexibility, while also gaining more security because the landlord cannot simply use Section 21 to end the tenancy.
A tenant can usually end the tenancy by giving 2 months’ written notice, but the notice must end on or before a rent due date.
3. Rent increases are more tightly controlled
Previously, tenancy agreements often included rent review clauses and landlords could in some cases increase rent more flexibly.
Now:
- landlords can usually increase rent only once per year;
- they must use a Section 13 notice and give at least 2 months’ written notice;
- tenants can challenge an above-market increase in the First-tier Tribunal.
This is intended to make rent increases more transparent and to reduce unfair or unexpected rises.
4. Rent in advance and rent bidding restrictions
The new rules also restrict some practices that caused difficulty for tenants.
Now:
- landlords cannot ask for or accept more than one month’s rent in advance, or the equivalent for a shorter rental period;
- rent bidding is banned, so landlords and agents must publish an asking rent and cannot invite, encourage or accept higher offers.
5. Stronger rights for tenants with pets
Tenants now have stronger rights to ask to keep a pet. A tenant can make a written request, and the landlord cannot unreasonably refuse. The statutory process requires a written response within 28 days, although there can be a limited extension if further information is needed or superior landlord consent is being sought.
6. New discrimination protections
It is now unlawful for landlords or agents to discriminate against prospective tenants because they receive benefits or have children. This is an important change for renters who have previously found themselves excluded by blanket “no DSS” or “no children” style policies.
What this means for landlords
The new regime means landlords need to be more careful about compliance, record-keeping and possession strategy.
If you want to recover possession, you now need a valid statutory ground and the correct procedure. It is no longer enough simply to wait for a fixed term to end and serve a Section 21 notice. Where you want possession because you intend to sell or move in yourself, there are restrictions, including that some such grounds generally cannot be used in the first 12 months of a new tenancy, and there may also be restrictions after possession is obtained.
Landlords should also review how they deal with:
- tenancy terms and notices;
- rent increases;
- requests for pets;
- marketing practices and prohibited rent bidding;
- requests for rent in advance;
- applicant screening and discrimination risk.
Early advice can often prevent a possession issue or tenancy dispute from becoming more expensive than it needs to be.
What this means for tenants
Tenants now have greater security because landlords can no longer use Section 21 to end the tenancy without a legal ground. You also have clearer protection in relation to rent increases, stronger rights to request a pet, and protection from discrimination if you have children or receive benefits.
That said, tenants still need to comply with their tenancy obligations, including paying rent on time, looking after the property, and giving the correct written notice if they want to leave.
What is still to come? Not every part of the Renters’ Rights Act is already fully in force. So, if you are reading general online commentary, it is worth checking whether it is referring to the changes already in force from 1 May 2026, or to later reforms that have not yet fully commenced.
How J L Lezemore Solicitors can help
Whether you are a landlord who needs advice on compliance, notices, possession or tenancy management, or a tenant facing a dispute about your rights, we provide practical, realistic advice tailored to your situation.
We handle the majority of matters remotely by phone, email or video call, so location is no barrier. We explain the strengths and weaknesses of your position clearly, so you can make informed decisions about the best next step.
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