Nearly 11 million renters in England are now covered by the biggest shake-up to housing law in almost 40 years. That figure comes from the government’s own announcement about the Renters’ Rights Act protecting millions of tenants, and it tells you something important: this isn’t a minor tweak. It’s a complete rewrite of the rules that have governed private renting since the 1980s. If you rent a home in England, your legal position changed on 1 May 2026, whether you realised it or not.
I’ve been writing about UK property and personal finance for years, and the question I hear most often from renters is some version of “what can I actually do about it?” Whether it’s a landlord who won’t fix a leaky roof, a sudden rent hike, or the threat of an eviction notice, the feeling of having no power is real. The Renters’ Rights Act 2025, which came into force on 1 May 2026, changes that. It bans no-fault evictions, caps deposits, stops bidding wars, and gives you the right to challenge unfair rent increases. But knowing the law exists is one thing. Knowing how to use it is another. Here’s what you actually need to know.
What the Renters’ Rights Act actually means for you
The most important change is the end of Section 21 evictions. Before May 2026, a landlord could evict you without giving any reason at all, as long as they followed the correct paperwork. That’s now illegal for private landlords in England. If your landlord wants you out, they need a valid reason — things like rent arrears, anti-social behaviour, or their intention to sell the property or move in themselves. This is a fundamental shift in the balance of power.
What I’d do first if I were renting today: check whether my tenancy has automatically become a periodic tenancy. Under the new law, all fixed-term tenancies in the private rented sector now roll on from month to month or week to week. That means you’re no longer tied to a 12-month contract. You can give two months’ notice and leave whenever you want. But it also means your landlord can’t force you out at the end of a fixed term without a valid reason. If you’re unsure what type of tenancy you have, it’s worth checking your agreement and the rental contract red flags that might still be lurking in the fine print.
Why this matters for your security and your wallet
The practical effect of these changes is that you can plan your life with more certainty. Before the Act, a landlord could serve a Section 21 notice with no reason, giving you just two months to find somewhere new. That uncertainty affected everything — job decisions, family planning, even mental health. Now, that threat is gone. But the Act does more than just ban no-fault evictions. It also tackles the financial pressures that make renting so stressful.
Take bidding wars. Before the Act, landlords could advertise a property at £1,000 per month, then accept an offer of £1,200 from someone else who viewed it. That practice is now illegal. Landlords must stick to no more than the advertised rent price. Similarly, they can only ask for a maximum of one month’s rent as a deposit upfront. If you’ve ever had to scramble to find six weeks’ rent for a deposit, you’ll know how much difference that makes.
Rent increases are also fairer. Landlords can only raise rent once a year, and you now have the right to challenge an increase if you think it’s unreasonable. The Act doesn’t define “unreasonable” in precise terms, but the expectation is that increases should reflect market rates and the condition of the property. If your landlord tries to double your rent overnight, you can push back. What I’d do: keep records of comparable rents in your area and any repair issues you’ve reported. That evidence will help if you need to challenge a hike.
There’s also a new protection against discrimination. It’s now illegal for landlords to refuse to rent to you just because you receive benefits or have children. If you’ve ever been told “no DSS” or “no kids” when viewing a property, that practice is now unlawful. The essential guide to finding your ideal UK apartment covers what to look for in a property, but knowing your rights against discrimination is just as important as knowing the layout of the kitchen.
Where people go wrong — and how to avoid it
The new law is powerful, but only if you know how to use it. Here are the most common mistakes I see renters making, and what to do instead.
Not knowing the Information Sheet deadline
By 31 May 2026, most landlords and letting agents in England must have given you an official Information Sheet about the Renters’ Rights Act. This isn’t optional. If your landlord hasn’t provided it, they could be fined up to £7,000. The sheet must be the exact PDF from the government website — not a link, not a summary, not a screenshot. It must be sent as an attachment or handed to you in person. If you haven’t received it, ask your landlord. If they still don’t provide it, you can report them to your local council.
Assuming your fixed-term contract still applies
Many tenants think their 12-month contract is still binding. It isn’t. Under the new law, all private rented tenancies in England are now periodic — they roll on from month to month. That means you can leave with two months’ notice, even if your contract says you’re tied in for another six months. But it also means your landlord can’t evict you at the end of the fixed term without a valid reason. If your landlord tries to tell you that your contract still ends on a specific date, they’re wrong.
Not challenging unfair rent increases
Landlords can only raise rent once a year, and you can challenge it. The mistake I see most often is tenants accepting a rent increase without question because they don’t think they have any power. You do. If the increase seems unreasonable — say, 20% when local rents have only gone up 5% — you can push back. Start by writing to your landlord explaining why you think the increase is unfair. If that doesn’t work, you can take the case to a tribunal. What I’d do: gather evidence of comparable rents in your area and any disrepair issues you’ve reported. That gives you a strong case.
Ignoring the new pet rules
You now have the right to ask your landlord for permission to keep a pet, and your landlord must “reasonably consider” it. They can’t just say no without a good reason. If you’ve been hiding a cat or a dog because you were afraid of being evicted, you can now come clean. Just make sure you ask in writing and keep a copy of the response. If your landlord refuses without a valid reason, you can complain to the council.
→ Scroll right to see all columns
| What changed | Before the Act | After the Act (from 1 May 2026) |
|---|---|---|
| Evictions | Landlord could evict without reason (Section 21) | Landlord needs a valid reason |
| Tenancy type | Fixed-term contracts (e.g. 12 months) | Periodic tenancies (month to month) |
| Rent increases | Could be raised at any time | Once per year, with right to challenge |
| Deposit | Up to six weeks’ rent | Maximum one month’s rent |
| Bidding wars | Landlord could accept higher offers | Must stick to advertised price |
| Discrimination | Legal to refuse benefits claimants or families with children | Illegal to refuse on these grounds |
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How to exercise your new rights — a practical guide
Knowing the law is one thing. Knowing what to do when your landlord breaks it is another. Here’s a step-by-step guide to the most common situations.
What to do if your landlord tries a no-fault eviction
If your landlord serves you a notice to leave without giving a valid reason, it’s likely illegal. The first step is to check whether the notice is a Section 21 notice — if it is, it’s no longer valid. Write to your landlord explaining that Section 21 has been banned and that they need a valid reason under the new law. If they persist, contact your local council’s private renting team. Councils now have stronger powers to take enforcement action, including issuing fines and prosecuting landlords who break the rules. If the situation escalates, you may need legal advice. A tenant landlord lawyer can help you understand your options and represent you if the case goes to court.
How to challenge an unfair rent increase
Your landlord can only raise rent once a year. If you receive a notice of an increase that seems unreasonable, don’t just accept it. Write to your landlord within a reasonable time frame — usually within a month — explaining why you think the increase is unfair. Include evidence of comparable rents in your area and any disrepair issues you’ve reported. If your landlord doesn’t back down, you can apply to a tribunal. The tribunal will look at the market rate and the condition of the property and decide whether the increase is fair. What I’d do: keep a file of all rent-related correspondence and any photos of disrepair. That evidence is your strongest tool.
How to request a pet and what to do if they say no
Write to your landlord in writing — email is fine — asking for permission to keep a pet. Your landlord must “reasonably consider” your request. They can refuse if there’s a genuine reason, like the property being unsuitable for a pet or the lease having a no-pets clause that predates the Act. But they can’t just say no because they don’t like animals. If they refuse without a valid reason, you can complain to your local council. In the meantime, if you’re worried about your pet causing damage, a carbon monoxide alarm is a sensible safety device for any home — and it’s one less thing for a landlord to complain about.
What’s coming next — the Private Rented Sector Database and Ombudsman
From late 2026, the government will begin rolling out a new Private Rented Sector Database. This will be a register of all landlords and rental properties in England. Once it’s live in your area, you’ll be able to check whether your landlord is properly registered. There will also be a new independent Private Landlord Ombudsman, which will give you a free way to resolve complaints against your landlord without going to court. These changes are part of phase 2 of the Renters’ Rights Act, and they’ll make it even easier to hold landlords accountable. Keep an eye on your local council’s website for updates on when the database goes live in your area.
Frequently asked questions
What if my landlord hasn’t given me the Information Sheet yet? ▾
Can my landlord still evict me if I’m behind on rent? ▾
Does the Act apply to lodgers or shared houses? ▾
What counts as a “valid reason” for eviction? ▾
Can my landlord still increase rent if I’m on a periodic tenancy? ▾
What if my landlord refuses to fix serious problems like damp or mould? ▾
Your next move
The Renters’ Rights Act gives you more power than any tenant has had in nearly 40 years. But laws only work when people use them. My advice is simple: check whether you’ve received the Information Sheet, understand what type of tenancy you now have, and keep records of everything — rent payments, repair requests, and any communication with your landlord. If something goes wrong, your local council is your first port of call. And if you need legal help, don’t hesitate to get it. If this was useful, you might also want to read how to handle rent deposit disputes with your landlord.
Sources and Further Reading
Managing your rent-to-income ratio in the UK — Practical advice on keeping your housing costs under control alongside your new rights.
Flat hunting in London: avoid these costly mistakes — A companion guide to finding a rental property without getting caught out by common pitfalls.
The Renters’ Rights Act Information Sheet 2026. UK Government, 2026.
Historic Renters’ Rights Act now protecting millions — know your rights. Ministry of Housing, Communities and Local Government, 2026.
Renters Rights Act — know your rights. National Union of Students, 2026.
