What Is the Renters’ Rights Act?

If you rent privately in England, you may have heard about a major new law that came into force in May 2026. 

But what is the Renters’ Rights Act, exactly and what does it mean for you? This guide explains the Act in plain English, covering what it does, who it affects, and how it changes the relationship between landlords and tenants.

What Is the Renters’ Rights Act? A Simple Definition

The Renters’ Rights Act 2025 is a piece of UK legislation that fundamentally reforms the private rented sector in England. Introduced by the Government and brought into force on 1 May 2026, it gives tenants stronger protections, scraps outdated rules that favoured landlords, and creates a fairer, more stable rental market. You can view the full Act on the UK legislation website.

In short, the Renters’ Rights Act is the law that ends no-fault evictions, abolishes fixed-term tenancies, limits how often landlords can raise rent, and gives tenants the right to request a pet among many other changes.

The rules introduced by the Renters’ Rights Act apply automatically to your tenancy even if your landlord hasn’t updated your tenancy agreement.

Why Was the Renters’ Rights Act Introduced?

For years, renters in England faced significant insecurity. Under the previous system, built around Assured Shorthold Tenancies (ASTs), landlords could evict tenants without giving a reason, simply by serving a Section 21 notice. This created a power imbalance that left many renters unable to complain about disrepair, challenge unfair rent hikes, or put down roots in a community without fear of losing their home.

The Renters’ Rights Act was introduced to address these issues and bring England’s rental laws into line with many other countries where long-term, secure renting is the norm. It follows years of pressure from tenant groups, charities such as Shelter, and a growing recognition that the private rented sector, which houses around 11 million people in England needed significant reform.

Who Does the Renters’ Rights Act Apply To?

The Renters’ Rights Act applies to tenants in the private rented sector in England who hold an assured or assured shorthold tenancy. This covers the majority of people renting from a private landlord.

The Act does not apply to:

• Tenants in social housing (e.g. council or housing association properties)
• Lodgers living in their landlord’s home
• Tenants whose landlord served a valid Section 8 or Section 21 notice before 1 May 2026

If you are unsure whether the Act applies to your tenancy, you can check on GOV.UK or seek free advice from Citizens Advice or Shelter.

What Does the Renters’ Rights Act Actually Change?

So, what is the Renters’ Rights Act doing in practice? Below is a breakdown of the most important changes it introduces.

No More No-Fault Evictions

The abolition of Section 21 ‘no-fault’ evictions is the centrepiece of the Renters’ Rights Act. Before this law, a landlord could ask a tenant to leave simply by serving a Section 21 notice with no reason required. This is now illegal.

From 1 May 2026, landlords must have a legally recognised ground for possession to evict a tenant. These grounds are set out in Schedule 2 of the Housing Act 1988 and include reasons such as rent arrears, antisocial behaviour, or the landlord wishing to sell or move into the property. A full list is available on GOV.UK.

Fixed-Term Tenancies Are Abolished

Another core change under the Renters’ Rights Act is the end of fixed-term tenancy agreements. Previously, many tenants signed contracts with a set end date typically 6 or 12 months. That end date no longer has legal effect.

From 1 May 2026, all assured tenancies automatically become rolling periodic tenancies. This means your tenancy continues on a rolling basis, usually monthly, and can only be ended by:

• Mutual agreement between you and your landlord
• You giving at least 2 months’ written notice
• Your landlord obtaining a court possession order under a valid ground

Rent Increases Are Restricted

The Renters’ Rights Act removes the ability for landlords to use rent review clauses in tenancy agreements to raise the rent. Instead, all rent increases must follow the formal process under Section 13 of the Housing Act 1988.

This means:

• Rent can only be increased once every 12 months
• The landlord must give at least 2 months’ written notice using the official Form 4A
• The increase cannot exceed open market rent
• Tenants can challenge any proposed increase they believe is too high at the First-tier Tribunal

Tenants Can Request to Keep a Pet

One of the most talked-about aspects of the Renters’ Rights Act is the new right for tenants to request permission to keep a pet. Blanket ‘no pets’ policies are no longer automatically enforceable.

Under the Act:

• Tenants can formally request to keep a pet in writing
• Landlords cannot unreasonably refuse the request
• Any refusal must be provided in writing, with reasons given
• Each request must be assessed individually, not as a blanket policy
• Tenants can challenge an unreasonable refusal in court

Tenants Have Greater Security in the First 12 Months

The Renters’ Rights Act introduces a 12-month protected period at the start of any new tenancy. During this time, a landlord cannot evict a tenant on the grounds that they wish to sell the property or move a family member in. This gives tenants meaningful security from day one.

What Does the Renters’ Rights Act Mean for Landlords?

The Renters’ Rights Act places new responsibilities on landlords. Key obligations include:

• No longer being able to use Section 21 notices eviction must be for a legally valid reason
• Using only the Section 13 process for rent increases, with proper notice via Form 4A
• Considering all pet requests fairly and individually, and responding in writing
• If no written tenancy agreement exists, providing tenants with written tenancy information by 31 May 2026

Landlords who fail to comply with the new rules risk legal challenges from tenants and enforcement action from local authorities.

What Is the Renters’ Rights Act Doing for Students?

Full-time students renting privately are a special case under the Renters’ Rights Act. Landlords of student properties may still be able to end a tenancy at the close of the academic year using possession ground 4A, but only if:

• They have given the tenant prior written notice of their intention to use this ground (by 31 May 2026 in most cases)
• They give at least 4 months’ notice, ending between 1 June and 30 September

The government information sheet about the Renters’ Rights Act does not itself count as the required written notice for ground 4A. Students should check whether their landlord has issued this separately.

How Does the Renters’ Rights Act Affect My Existing Tenancy?

A common question is: does the Renters’ Rights Act apply to tenancies that already existed before 1 May 2026? The answer is yes with very limited exceptions.

The Act applies automatically to all existing assured and assured shorthold tenancies from 1 May 2026, regardless of when the tenancy started or what your agreement says. The only exception is where a landlord served a valid Section 8 or Section 21 notice before that date, in which case the previous rules may still apply to that specific eviction process.

Where Can I Get Help Understanding the Renters’ Rights Act?

Understanding your rights under the Renters’ Rights Act can feel overwhelming, particularly if you have received an eviction notice or are in a dispute with your landlord. The following free resources can help:

• GOV.UK private renting guidance: https://www.gov.uk/private-renting
• Shelter England — free housing advice and support: https://england.shelter.org.uk
• Citizens Advice — free legal and housing guidance: https://www.citizensadvice.org.uk
• Housing Loss Prevention Advice Service — free legal help if you are facing eviction: https://www.gov.uk/guidance/legal-aid-for-possession-proceedings

Renters’ Rights Act: Key Facts at a Glance

• Came into force: 1 May 2026
• Applies to: Private renters in England with an assured or assured shorthold tenancy
• Section 21 no-fault evictions: Abolished
• Fixed-term tenancies: Abolished — all tenancies are now rolling
• Rent increases: Maximum once per year, 2 months’ notice required via Form 4A
• Pet requests: Landlords cannot unreasonably refuse
• 12-month protection: Landlord cannot evict to sell or move in during first year
• Tenant notice to leave: Minimum 2 months in writing

Final Thoughts: What Is the Renters’ Rights Act and Why Does It Matter?

The Renters’ Rights Act is the most significant change to private renting in England in a generation. It shifts the balance of power firmly towards tenants, replacing a system that left millions of renters vulnerable with one built on security, fairness, and transparency.

Whether you are renting for the first time, have lived in the same property for years, or are currently facing a dispute with your landlord, understanding what the Renters’ Rights Act is and what it means for you specifically  is essential.

Not sure where you stand under the new rules?

Contend is an AI-powered legal platform built to help renters in England understand their rights in plain English — no jargon, no expensive solicitor fees. Whether you’ve received an eviction notice, want to challenge a rent increase, or simply want to know where you stand under the Renters’ Rights Act, Contend gives you clear, reliable answers in minutes.

Get free legal guidance today at contend.legal.