Renters’ Rights Bill 2026

The private rental sector in England is changing in a major way. From 1 May 2026, the Renters’ Rights reforms begin reshaping how tenancies work, how landlords regain possession, and how tenants are protected. Although many people still call it the Renters’ Rights Bill, the legislation has already become the Renters’ Rights Act 2025, and the first phase of changes takes effect from May 2026.

For tenants, this means stronger protection, more flexibility, and clearer rights. For landlords, it means stricter compliance, updated tenancy processes, and a need to act carefully when managing property. If you rent, let, or manage homes in London, this is not a small update. It changes the legal framework of the private rented sector across England from the ground up.

The biggest change starts on 1 May 2026

From 1 May 2026, most existing assured shorthold tenancies in England will automatically become assured periodic tenancies. In simple terms, fixed-term ASTs will move to a rolling tenancy model. New private tenancies starting on or after that date will also be periodic from the outset. A tenancy end date written into an agreement after that point will no longer operate in the old way.

This matters because the old structure gave landlords and tenants a familiar end point. That is ending. Instead, the tenancy will continue until the tenant chooses to leave, or the landlord uses a valid legal ground for possession.

Section 21 is effectively over

The headline change most people already know about is the end of Section 21 no-fault evictions. From 1 May 2026, landlords in the private rented sector will no longer be able to use Section 21 to recover possession. If a landlord wants the property back, they must use the revised possession process and rely on a legal ground, usually through the updated Section 8 route.

This is a major shift. Landlords can still recover possession in certain circumstances, including where they genuinely need to sell or move back into the property, but they must follow the correct ground, use the correct form, and give the correct notice. In many cases, the notice period is 4 months. Tenants also benefit from a 12-month protected period at the start of the tenancy before landlords can use the selling or moving-in grounds.

Rent increases will face tighter rules

Rent increases are also becoming more controlled. Under the new rules, landlords can usually increase rent only once every 12 months, and not in the first year of a new tenancy. They must use the correct statutory form and provide at least 2 months’ notice. Tenants will be able to challenge a proposed increase if it is above the market rent.

This is one of the most practical changes in the Act because it directly affects affordability and day-to-day renting. It also means landlords and agents must stop relying on outdated clauses or informal rent review habits. The legal process matters more now.

Bidding wars and excessive rent in advance are being curbed

Another important reform is the move against unfair pricing practices. Landlords and agents advertising a property will need to state the asking rent clearly, and they will not be allowed to invite or accept bids above that amount. They also will not be able to ask for more than one month’s rent in advance once the tenancy agreement is signed, and they cannot ask for or accept rent before the agreement is signed.

For renters in London, where competition can be intense, this is one of the most significant fairness measures in the reforms. For landlords, it means listing, negotiation, and pre-tenancy processes need to be reviewed immediately.

Tenants will have stronger rights to request a pet

The new law also improves the position for tenants with pets. From 1 May 2026, tenants can ask to keep a pet, and the landlord must properly consider the request. A refusal cannot be arbitrary. The request must be dealt with fairly, and guidance indicates landlords should give reasons where they refuse. Some guidance used by councils also states landlords should respond within 28 days.

This does not mean every pet must be accepted, but it does mean blanket refusals are much harder to justify. For tenants, that is a real shift. For landlords, pet requests now need a proper process and evidence-based reasoning.

Discrimination rules are getting tougher

The reforms also crack down on rental discrimination. From 1 May 2026, discriminatory terms in relevant leases, mortgages, and some insurance contracts can no longer be used to justify refusing tenants simply because they have children or receive benefits. Government guidance is explicit on this point.

That means the old excuses many landlords and agents relied on are no longer safe. If you market or assess rental applicants, your criteria need to be lawful, documented, and consistent. This is not an area where vague habits will protect you.

Existing tenants should expect written information

If a tenant already has a written tenancy agreement, the landlord or agent must give them the government’s official information sheet explaining the changes to their tenancy before 31 May 2026. If they fail to do so, they could face enforcement action. For new tenancies from 1 May 2026, landlords must provide certain written information about the tenancy, which will usually be included in the tenancy agreement.

This is one of those compliance steps many landlords may overlook. That would be a mistake. Administrative failures often become the first sign that a landlord has not prepared properly.

More changes are coming after May 2026

The tenancy reforms starting in May are only the first phase. The government’s implementation roadmap says that from late 2026, the next phase will introduce a Private Rented Sector Database and a Landlord Ombudsman. A later phase will focus on extending Awaab’s Law and a modernised Decent Homes Standard to the private rented sector, although that timetable remains subject to consultation.

So the reality is simple; May 2026 is the start, not the finish. Landlords who think they only need to survive one rule change are reading this badly. The regulatory direction is towards more documentation, more accountability, and stronger enforcement.

What tenants should do now

If you are renting in London, now is the time to understand your position. Check your tenancy paperwork, understand when and how rent can be increased, and know that a landlord can no longer use Section 21 after the new regime starts. If you are unsure whether your landlord or letting agent is following the new rules, get advice early rather than waiting for a dispute to escalate.

You should also keep written records of any rent increase notice, pet request, or communication about leaving the property. Under the new framework, paperwork matters.

What landlords should do now

If you are a landlord, this is the point where you need to stop treating the Renters’ Rights changes as future news. Review your tenancy agreements, advertising procedures, notice templates, rent review process, and internal compliance documents now. If you use a letting agent, make sure they are fully prepared. If you self-manage, be honest about whether you understand the new possession grounds and documentation requirements.

The blunt truth is this; landlords who stay organised will still be able to let property successfully. Landlords who rely on old habits, weak paperwork, or verbal arrangements will create problems for themselves very quickly. The law is becoming more structured, and the margin for sloppy management is shrinking.

How Primeland Property can help

At Primeland Property, we help tenants and landlords across London stay informed, compliant, and confident in a changing rental market. Whether you need support understanding the new rules, reviewing your letting process, or managing your property more effectively, our team is here to help.

If you are a landlord, you can explore our Landlords Guide, Guaranteed Rent service, and Contact Us page for tailored support. If you are a tenant, visit our Tenants Guide or browse our Properties to Rent page to find your next home with clear, professional advice from a local London agent. Primeland Property has been serving London since 2005, with services covering sales, lettings, guaranteed rent, and property management from Whitechapel.