The Renters’ Rights Act is changing private renting in England. Find out which protections apply now,what is coming next and where to get advice.
The reforms aim to improve security, standards and fairness for tenants in the private rented sector.
Understand changes to tenancy arrangements and how they affect your rights.
Find out what responsibilities landlords have towards tenants.
Keep up to date as further measures are introduced.
Some measures are already in force, while others will follow in phases. Check current official guidance for the rules that apply to your tenancy.
A simple overview of some of the most important reforms affecting private landlords in England.
Fixed-term tenancies are being replaced by rolling periodic tenancies, giving you greater flexibility to move home without waiting for a fixed term to end.
Landlords can no longer use Section 21 ‘no-fault’ evictions. They must have a valid legal reason to regain possession of your home.
Landlords can only increase rent once a year, following the correct legal process. You also have the right to challenge increases you believe are above market rates.
Landlords and letting agents cannot ask for or accept offers above the advertised rent, helping make the rental market fairer and more transparent.
You have stronger rights to request a pet, while new protections prevent landlords from discriminating against applicants because they have children or receive benefits.
On 1 May 2026, the first raft of measures in the Renters’ Rights Act came into force in England, with more on the way. The new Act brings significant protections for tenants, giving you greater security, clearer rights and better standards in rented homes.
The government has replaced fixed term Assured Shorthold Tenancies with rolling periodic tenancies, giving tenants control and flexibility.
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Section 21 previously allowed landlords to evict tenants without giving a reason. This protection has been removed.
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The rules around Section 8 evictions have been tightened to protect responsible tenants and ensure clearer processes.
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The Decent Homes Standard will become mandatory in the private rented sector. This raises expectations for property condition and safety.
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The Act strengthens protections for tenants requesting pets and reinforces anti-discrimination safeguards.
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All landlords will be required to register their properties and join the Landlord Ombudsman, which gives renters clearer accountability when issues arise.
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The Act strengthens enforcement and increases penalties for landlords who break the rules. This is designed to protect tenants from unlawful practices.
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Reforms are being introduced in phases, so check the latest guidance for dates and requirement
Key tenancy reforms came into force, including periodic tenancies, the end of Section 21 and new rules around rents, bidding and discrimination.
Further measures, including rollout of the Private Rented Sector Database, are expected to be introduced in stages.
Additional requirements will continue to follow, so landlords should keep checking current guidance and review their processes regularly.
The Renters’ Rights Act introduces significant changes to private renting in England, designed to strengthen tenants’ rights, improve housing standards and create a fairer rental market. The changes are being introduced in stages.
Yes. The Act replaces fixed-term assured tenancies with rolling periodic tenancies, giving tenants greater flexibility. It also abolishes Section 21 ‘no-fault’ evictions, strengthening protection against unfair eviction.
Yes, but landlords must follow the correct legal process. Under the new rules, rent increases are limited to once a year, and tenants have the right to challenge increases they believe are above market rates.
Report any maintenance issues to your landlord or property manager as soon as possible. Landlords have legal responsibilities to keep rental properties safe and in good repair. If problems aren’t resolved, you can seek advice from your local council or a housing advice service.
Visit the government’s official website for up-to-date guidance on the Renters’ Rights Act and your rights as a tenant. You can also contact your local Gibbs Gillespie lettings team for advice on how the changes may affect your tenancy.
Whether you need a valuation or want to speak to our team, we’re here to help.
