The Renters' Rights Act: What You Need to Know Before May 2026
The Renters' Rights Act received Royal Assent on 27 October 2025, marking one of the most significant reforms to the UK's private rented sector in a generation. The first phase of the Act takes effect on 1 May 2026, and whether you are a landlord, tenant, or property professional, understanding these changes is essential. Here is a concise guide to what is changing and when.
Key date: 1 May 2026. From this date, Section 21 “no fault” evictions will be abolished, fixed-term Assured Shorthold Tenancies will end, and all new tenancies will become Assured Periodic (rolling) contracts. The last day to serve a Section 21 notice is 30 April 2026.
The Act introduces sweeping changes to how tenancies operate. Rents may only be increased once per year via a Section 13 notice with at least two months' notice. So-called “rental bidding wars” will be banned — landlords must advertise a set rental price and cannot accept or encourage offers above it. New anti-discrimination rules will prevent landlords from refusing tenants with children or those in receipt of benefits.
Key changes at a glance:
- ✓ Section 21 “no fault” evictions abolished
- ✓ Rent increases limited to once per year
- ✓ Stronger tenant rights to keep pets
- ✓ Fixed-term ASTs replaced by periodic tenancies
- ✓ Rental bidding wars banned
- ✓ New private landlord database & ombudsman
Looking further ahead, a mandatory Private Rented Sector landlord database will launch in late 2026, requiring landlords to register themselves and their properties. A PRS Landlord Ombudsman is expected by 2028, offering a faster and fairer route to resolving disputes without court action. Landlords who fail to comply with the new information requirements face penalties of up to £7,000 for a first offence and £40,000 for continued non-compliance.
“The introduction of an Ombudsman is positive as it will help to elevate the reputable landlords in the industry and deter the rogues.”
— Paul Shamplina, Founder of Landlord Action