Nearly a third of private renters in England live in homes with at least one category 1 hazard — the most serious type of health and safety risk. That figure comes from research cited in the impact assessment for Awaab’s Law, and it tells you something important: unsafe housing isn’t a rare problem. It’s widespread, and it disproportionately affects low-income households, lone-parent families, and people from ethnic minority backgrounds. I’ve been writing about UK property and renting for long enough to see the same patterns come up again and again — tenants unsure of their rights, landlords unclear on new rules, and both sides paying the price for confusion. The Renters’ Rights Act, which took effect on 1 May 2026, changes a lot of that. But only if you know what’s actually in it.
Here’s what you actually need to know. The Act abolishes Section 21 ‘no-fault’ evictions, replaces fixed-term tenancies with rolling ones, limits rent increases to once a year, bans rental bidding, and makes it illegal to discriminate against tenants with children or those on benefits. If you’re renting or planning to rent in England, these changes affect almost every part of the process — from how you find a property to how you challenge a rent rise. I’ve put together this guide to walk through the practical steps, the common pitfalls, and what I’d do in your shoes. For a broader look at how tenancy agreements work, you might also want to read this guide to minimum rental agreements.
What the Renters’ Rights Act actually means for you
The most important thing to understand is that the old system — where a landlord could evict you without giving a reason after a fixed term ended — no longer exists. That’s the headline change, and it’s a big one. But the Act does more than just remove Section 21. It introduces a new framework where tenancies are open-ended, rent increases are tightly controlled, and landlords must have a valid legal ground to ask you to leave. If you’re used to signing a 12-month contract and wondering whether it’ll be renewed, that’s no longer how it works. You now have an assured periodic tenancy — a rolling agreement that continues until either you give two months’ notice or your landlord successfully obtains a court possession order using one of the reformed grounds.
What I’d do right now is check what type of tenancy you currently have. If you had an assured shorthold tenancy before 1 May 2026, it automatically converted to an assured periodic tenancy on that date. You don’t need to sign anything new. But you should have received a written notice from your landlord by 31 May 2026 confirming the change and any updated terms. If you didn’t get that, it’s worth asking for it. For a deeper look at what landlords often get wrong in these situations, this article on common lease mistakes covers the key pitfalls.
Why these changes matter more than you might think
Research cited in the government’s own impact assessment for the Act showed that housing insecurity doesn’t just affect where you sleep. It disrupts your ability to hold down a job, maintain social connections, and feel settled in your community. The Centre for Social Justice, drawing on census data, demonstrated that frequent moves — often forced by no-fault evictions or the threat of them — prevent households from putting down roots. The government concluded that this undermines wellbeing, neighbourhood cohesion, and even economic productivity. That’s not abstract. It means that before the Act, a landlord could effectively end your tenancy with two months’ notice for no reason at all, and you’d have to uproot your life.
Consider this scenario: you’ve lived in a flat for three years, your children go to the local school, you’ve built relationships with neighbours, and your job is a 15-minute walk away. Under the old rules, your landlord could serve a Section 21 notice simply because they wanted to sell or because they thought they could get a higher rent from someone else. You’d have two months to find somewhere new, often in a market where rents had risen faster than your income. The Act changes that. Landlords now need a specific legal ground — wanting to sell, moving in themselves, or dealing with anti-social behaviour, for example — and they have to follow a proper process. If you’re a tenant who’s been worried about the security of your home, this is the single most important shift in renting law in decades.
What I notice is that many tenants still don’t realise they now have the right to challenge a rent increase they think is unreasonable. You can take it to a tribunal. That’s a genuine safeguard, not just a theoretical one. If your landlord tries to raise the rent by a large amount — and you believe it’s above market rate — you don’t have to accept it silently. The Act also bans rental bidding, which means the advertised price must be the price. No more being asked to offer more than the asking rent just to secure a property. For tenants who’ve been priced out of areas they’ve lived in for years, these protections are long overdue. If you’re unsure about your rights around deposits or guarantors, this piece on guarantor alternatives explains the options available.
Where people go wrong under the new rules
The biggest mistakes I see come from assuming the old rules still apply. The Act is less than a year old, and both tenants and landlords are still adjusting. Here are the most common errors — and how to avoid them.
Assuming fixed-term tenancies still exist
This is the most widespread misunderstanding. Many tenants still think they’re signing a 6-month or 12-month contract. You’re not. All new and existing tenancies in the private rented sector are now assured periodic tenancies — rolling agreements with no end date. If a landlord tries to give you a fixed-term contract, they’re breaking the law. What this means in practice is that you can stay as long as you want, provided you follow the terms. You give two months’ notice when you want to leave. The landlord can only end the tenancy using one of the reformed possession grounds, which include selling the property, moving in themselves, or dealing with anti-social behaviour. If you’re unsure about how to transfer a tenancy if your circumstances change, this guide to lease transfers walks through the process.
Not challenging unfair rent increases
Under the Act, rent can only go up once per year, and your landlord must give you at least two months’ written notice detailing the proposed increase. But many tenants accept the new figure without question. You don’t have to. If you think the increase is above market rate, you can challenge it through a tribunal. The process isn’t complicated: you respond to the notice stating you don’t agree, and the landlord then has to apply to the tribunal to set the rent. The tribunal will decide based on comparable properties in the area. What I’d do is check local listings for similar flats before responding. If the proposed rent is significantly higher, challenge it. The worst that can happen is the tribunal agrees with the landlord — but at least you tried.
Ignoring the ban on discrimination
It is now illegal for a landlord or letting agent to refuse to rent to you because you have children or because you receive benefits. This includes withholding information about a property, preventing you from viewing it, or refusing to grant a tenancy. If you suspect you’ve been discriminated against, you can take action. The Act doesn’t set out a specific enforcement mechanism for individual complaints, but you can raise it with the new ombudsman once it’s established, or seek legal advice. In the meantime, keep records of any communications that suggest discrimination — emails, messages, or notes of phone calls. If a landlord asks about your benefits status or whether you have children, that’s a red flag. A tenant and landlord lawyer can advise on your specific situation if you believe your rights have been violated.
Overlooking the pet request process
Tenants now have a legal right to request a pet in writing, and landlords must consider that request fairly. They can’t just say “no pets” as a blanket policy. If they refuse, they need a valid reason — for example, the property genuinely isn’t suitable, or the pet would cause damage that can’t be mitigated. The request must be in writing and include details like the type and size of the pet. What I’d do is put the request in writing, keep a copy, and give the landlord a reasonable timeframe to respond. If they refuse without a good reason, you can challenge it. This is a real shift — previously, most tenancy agreements simply banned pets outright.
→ Scroll right to see all columns
| Change | Old rule | New rule (from 1 May 2026) |
|---|---|---|
| Evictions | Section 21 no-fault evictions allowed | Landlords need a specific legal ground |
| Tenancy type | Fixed-term assured shorthold tenancies | Rolling assured periodic tenancies |
| Rent increases | No limit on frequency | Once per year, with 2 months’ notice |
| Rental bidding | Allowed | Banned — advertised price is the price |
| Discrimination | Not explicitly banned | Illegal to refuse tenants with children or on benefits |
How to make the new rules work for you
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The Act gives you more security, but only if you know how to use it. Here are the practical steps I’d take if I were renting right now.
Check your tenancy type and paperwork
If you were in an assured shorthold tenancy before 1 May 2026, it automatically became an assured periodic tenancy. You should have received a written notice from your landlord by 31 May 2026 confirming this. If you didn’t, ask for it. If your tenancy started on or after 1 May 2026, your landlord must provide certain information in writing at the start. This includes the terms of the tenancy, the rent amount, and your rights under the Act. Keep all of this paperwork in a safe place. A small safe for documents can help you store tenancy agreements, rent receipts, and correspondence with your landlord securely.
Know how to challenge a rent increase
If your landlord proposes a rent increase, check that they’ve given you at least two months’ written notice and that it’s been at least a year since the last increase. If both conditions are met but you think the new rent is too high, you can challenge it. Write to your landlord saying you don’t agree. They then have to apply to a tribunal to set the rent. The tribunal will look at market rates for similar properties in your area. If the landlord doesn’t apply, the increase doesn’t take effect. What I’d do is gather evidence — screenshots of similar listings, records of your current rent, and the landlord’s notice — before responding. If you need legal guidance on the process, a tenant and landlord lawyer can help you prepare your case.
Understand the possession grounds
Landlords can still evict you, but only for specific reasons. The main grounds include wanting to sell the property, moving in themselves or a family member, or dealing with anti-social behaviour. For the selling ground (Ground 1A), the landlord cannot relet the property for 12 months after you leave. If you’re a shared owner, different rules may apply. If your landlord serves you a notice, check which ground they’re using and whether they’ve followed the correct procedure. The notice must be in writing and give you at least two months’ notice. If you think the ground doesn’t apply or the process hasn’t been followed correctly, you can challenge it in court. For a full checklist of what to look for in any tenancy document, this tenant document checklist covers everything you need.
What’s coming next: Awaab’s Law and the Decent Homes Standard
The Act is being rolled out in phases. Later phases will introduce Awaab’s Law into the private rented sector, which will require landlords to investigate and fix serious hazards — particularly mould and damp — within set timeframes. This follows the tragic death of a child due to mould exposure in social housing, and the law already applies to social housing from October 2025. When it extends to private rentals, it will mean your landlord has a legal duty to act quickly on reported hazards. A Decent Homes Standard will also be introduced, setting minimum quality requirements for private rented properties. If you’re living in a property with damp, mould, or other serious issues, document everything — photos, dates, and any communication with your landlord. A Wi-Fi water leak detector can alert you to moisture problems early, giving you evidence if you need to report a hazard.
Frequently asked questions
Can my landlord still evict me if they want to sell? ▾
What happens if my landlord tries to increase rent more than once a year? ▾
Do I still need a guarantor to rent? ▾
Can I be charged more rent in advance than before? ▾
What should I do if my landlord refuses my pet request without a good reason? ▾
Does the Act apply to shared ownership properties? ▾
The Renters’ Rights Act is the biggest change to private renting in England in decades. It gives you more security, clearer rights, and real tools to challenge unfair treatment. But the law only helps if you know it exists and understand how to use it. My advice is straightforward: check your tenancy type, keep records of everything, and don’t be afraid to challenge rent increases or discrimination. The system is now designed to protect you — but you have to act. If this was useful, you might also want to read Understanding Apartment Lease Buyout Clauses in the UK.
Sources and Further Reading
Essential Tenant Rental Lease Document Checklist — A practical checklist to make sure you have all the paperwork you need before signing a tenancy agreement.
Renters’ Rights Act 2026: from data to impact. UK Data Service, 2026.
Renting is changing: a guide for landlords and tenants. UK Government, 2026.
Renters’ Rights Act: what tenants need to know. Rightmove, 2026.
