From 1 May 2026, private renters in England will have -
- stronger rights
- clearer protections
- more security in their homes
These changes apply to most private renters with assured or assured shorthold tenancies.
The aim is to give tenants more confidence to challenge poor practice from their landlord and make renting -
- fairer
- safer
- more stable
When the new rights start
The first phase of changes comes into force on 1 May 2026. Landlords must give tenants the official Renters’ Rights information by 31 May 2026.
Further improvements will be introduced later in the year, including -
- a national Private Rented Sector Database, allowing tenants to check their landlord and property details
- a new Private Landlord Ombudsman, offering a free, independent service to resolve complaints without going to court
- a new Decent Homes Standard which provides clearer responsibilities for your landlord to keep the property in a safe and decent condition and respond to significant safety issues (e.g. damp and mould) more quickly
The 5 Key New Rights
No-fault evictions are ending
Landlords will no longer be able to evict tenants without giving a valid legal reason. This brings an end to Section 21 “no fault” evictions. This change gives tenants greater stability and reduces the risk of being asked to leave without a valid reason.
Your landlord must follow a correct legal process and give you the correct notice period before you are required to leave.
You cannot -
- be forced out of your property
- have your belongings removed
- have the locks changed
- face threats and harassment
Safeguards are in place to stop landlords from using old rules to avoid the new protections. For example, any Section 21 notice served before 1 May 2026 must meet strict deadlines, and court action must begin by 31 July 2026. If a notice is invalid, the tenancy will convert to the new system.
All tenancies become rolling (no fixed end date)
Fixed-term (‘shorthold’) tenancies will be abolished, so your tenancy will no longer automatically end when a fixed term finishes. All private rented tenancies will become rolling (periodic), usually month to month. This gives tenants more flexibility and removes pressure around tenancy renewals.
You or your landlord can end the tenancy by following the correct legal process and giving the correct notice period.
Fairer rent rules (before or during your tenancy)
Rent can only be increased once per year, and landlords must follow a formal process with at least two months’ notice. Tenants will be able to challenge unfair increases (rent charges that are above ‘local market rent’) at the First-tier Tribunal. You can find an estimate of the local market rent for any property using an online calculator.
For prospective tenants, Landlords and agents will also be banned from encouraging, asking for or accepting offers above the advertised rent (rent bidding). The rent for a property must be clearly stated when advertised in advance.
Landlords will not be allowed to ask for more than one month’s rent in advance. This makes moving home more affordable and prevents large upfront payments from being used to screen tenants.
No discrimination
It will be illegal for landlords or agents to refuse tenants because they receive benefits or because they have children. This includes refusing applications, advertising “No DSS”, or applying different conditions to these groups.
Landlords can use a fair ‘affordability assessment’ to ensure you can afford the required rent, but this must be done fairly and transparently.
Right to request a pet
Tenants will have the right to request permission to keep a pet. Landlords must consider the request reasonably and respond within 28 days. They can only refuse for valid reasons (e.g. the property is unsuitable to have pets, the pet is too large or deemed dangerous). Landlords may ask tenants to have pet insurance, but cannot charge extra rent for pets.
Initial advice to all tenants
Ensure that you keep any communication between you and your landlord (or the landlord’s agent). If you make any request to your landlord, make this in writing and keep a copy as well as any response (letters, texts, emails, etc.).
Seek advice as soon as any issues arise (Citizens’ Advice, Shelter, Police). Information can be obtained from the following links -