Renters’ Rights Act: A tenant’s guide to your new rights in England

Click to read our guide Renters’ Rights Act: A tenant’s guide to your new rights in England

The Renters’ Rights Act introduces some of the biggest changes to the private rented sector in England for many years. The reforms are designed to create a fairer rental market by giving tenants greater security, stronger protections and clearer rights. 

Whether you are already renting or looking for a new home, it is important to understand how the changes affect you, what your landlord must do, and how you can protect yourself as a tenant. 

The changes aim to improve security, increase transparency and provide stronger protection against unfair treatment. This guide explains the key changes and what they mean for renters. 

The end of Section 21 evictions 

One of the biggest changes for tenants is the abolition of Section 21 “no-fault” evictions. Previously, landlords could use Section 21 to regain possession of a property without having to provide a reason. This meant tenants could be asked to leave even if they had paid their rent on time and followed the terms of their tenancy. 

However, since 1 May 2026, Section 21 notices can no longer be used. landlords must have a valid legal reason to regain possession and must follow the correct process using the relevant Section 8 grounds. 

This does not mean landlords cannot regain possession of their property. There are still circumstances where possession may be allowed, such as serious rent arrears or other legitimate grounds. However, tenants now have greater protection against being asked to leave without a recognised reason.  

A new tenancy system: periodic assured tenancies 

The new tenancy system replaces traditional fixed-term assured tenancies with periodic assured tenancies as the default arrangement. Rather than committing to a tenancy for a fixed period, such as six or twelve months, you will have a tenancy that continues on a rolling basis until it is ended by either the tenant or the landlord in accordance with the legal requirements. 

For tenants, this offers greater flexibility. You can leave the property when they need to by giving at least two months notice, without waiting for a fixed term to end or negotiating a new agreement. It also provides greater security, as tenants no longer face the uncertainty of a fixed-term tenancy ending and will not be required to sign repeated renewal agreements to remain in their home. 

For landlords, the change means they must follow the correct legal process if they wish to regain possession of their property. Landlords can still end a tenancy where there are valid legal grounds, such as selling the property, moving into it themselves or having a family member do so, or where the tenant has breached the tenancy agreement. However, the expiry of a fixed term will no longer, by itself, be a reason to end a tenancy.  

Protection against unfair rent increases 

Rent increases are one of the biggest concerns for many private renters. The Renters’ Rights Act introduces clearer rules about how rent increases can be made. 

Landlords must follow the correct legal process and provide the required notice before increasing your rent. They cannot simply increase the rent informally or without following the proper procedure. 

If you believe a rent increase is unfair, you may have the right to challenge it through the appropriate process. 

Keeping records of your rent payments and any communication with your landlord or letting agent can help protect you if a dispute arises. 
 

Bidding wars for rental properties banned 

The reforms also introduce greater transparency around advertised rents. 

Landlords and letting agents will no longer be able to encourage prospective tenants to offer more than the advertised rent in order to secure a property. 

This change is intended to make the rental process fairer and prevent applicants from being pressured into paying more than the stated asking price. 

Fairer rules around pets 

The Renters’ Rights Act gives tenants greater protection when it comes to keeping pets in their rented homes. 

Previously, many tenancy agreements included blanket bans on pets, meaning renters could be refused permission without any consideration of their individual circumstances. 

Under the new rules, tenants can request permission to keep a pet and landlords must consider the request fairly. A landlord cannot refuse simply because they do not like pets or because they have concerns about possible damage that has not happened. 

A refusal may only be reasonable in certain circumstances, such as where: 

• another tenant in a shared property has a serious allergy 

• the property is unsuitable due to its size or layout 

• the type of pet is illegal to keep 

• a lease restriction prevents pets being kept at the property 

However, landlords should not refuse a request simply because they have had problems with pets in the past, because they are worried about potential damage, or because they believe it could make the property harder to rent in the future. 

If your request to keep a pet is refused, your landlord should provide the reason in writing, and if you believe it is unreasonable you can challenge their decision.  

Protection from unfair treatment and discrimination 

The Renters’ Rights Act strengthens protections against discrimination in the private rented sector. 

Landlords and letting agents should not unfairly prevent someone from renting because they receive benefits or have children. Practices such as blanket “No DSS” policies, which excluded some benefit recipients from rental opportunities, are no longer acceptable. 

Tenants should expect a fair application process and equal consideration when looking for a home. 

Your rights around repairs and property standards 

As a tenant, you have the right to live in a home that is safe, secure and in a good state of repair. The Renters’ Rights Act strengthens protections for renters, and further reforms, including the introduction of the Decent Homes Standard to the private rented sector and Awaab’s Law, will raise expectations for property conditions and how quickly landlords must respond to serious hazards. 

Landlords are legally responsible for maintaining the structure and exterior of the property, keeping essential services in working order, and making sure the property meets the required safety standards throughout the tenancy. 

This includes addressing issues such as: 

• Dangerous electrical issues 

• Gas safety concerns 

• Serious damp and mould 

• Heating or hot water failures 

• Hazards affecting health and safety 

Stronger enforcement powers 

The Renters’ Rights Act also strengthens enforcement against landlords who fail to follow the rules. 

Local authorities will have increased responsibilities and powers to take action, including issuing significant financial penalties and ordering rent repayment in certain circumstances. 

These measures are intended to make sure that tenants’ rights are properly protected and that landlords who breach the rules can be held accountable. 

What tenants should do now 

To make the most of the new protections, tenants should: 

• Understand their rights and responsibilities 

• Keep copies of important documents 

• Pay rent on time and keep payment records 

• Report repairs promptly and in writing 

• Keep records of communication with landlords and agents 

• Seek advice if they believe their rights are being ignored 

A fairer future for private renting 

The Renters’ Rights Act marks one of the biggest changes to the private rented sector in England in a generation. It introduces stronger protections for tenants, greater security in their homes and clearer rights throughout their tenancy. 

Understanding these changes is key to knowing what you can expect from your landlord and how the new rules apply to you. By being informed about your rights, you’ll be better equipped to navigate the private rented sector with confidence and make sure you’re treated fairly.