What is it?

The Renters’ Rights Act is a new housing law which was passed in October last year 2025, and designed to make renting safer and fairer for tenants across England and Wales.

It was brought in as a result of the government recognising that renters face a precarious lack of security, and that nearly a quarter of privately rented homes do not meet basic decency standards. The Act is therefore meant to provide more security for tenants and empowering them to challenge poor practice and unfair rent increases without fear of eviction.

When is it coming?

There are a number of big changes, but below are the first to come into effect from 1 May 2026.

Changes include:

All fixed-term tenancies and move to “rolling” periodic tenancies. 

• A tenant will be able to end a tenancy by giving 2 months’ notice.
• Tenants won’t be able to end a tenancy within the first six months, unless the landlord agrees they can. After this, they can end the tenancy at any point, enabling tenants to move more easily when their circumstances change.
• For students, the government knows that student housing works differently from regular renting. Because students usually move in and out around the academic year, landlords need to be able to get their properties back before the next group of students arrive. So, the government is creating a special rule that lets landlords who rent specifically to students take back the property at the end of each academic year. This is to make sure the yearly cycle of student tenancies can continue.

No more “no-fault” section 21 evictions.  

• Landlords must give a valid reason to evict tenants. Landlords can still recover their property for valid reasons which include: to sell their property, move in close family, cases of anti-social behaviour, and tenants with repeat rent arrears.

Rent increases must follow a formal process (and you can challenge them). 

• Tenants will be able to appeal excessively above-market rents. Where landlords will still be able to increase rents to market price for their properties, an independent tribunal will make a judgement on this, if needed. 

Give tenants the right to request a pet in the property

• The landlord must consider and cannot unreasonably refuse. To support this, landlords will be able to require pet insurance to cover any damage to their property.

Other changes coming in the future

• The introduction of a new Private Rented Sector Landlord Ombudsman that private landlords must join, which will provide fair, impartial, and binding resolution  
• Apply the Decent Homes Standard to the private rented sector to give renters safer, better value homes and remove the blight of poor-quality homes in local communities.
• Make it illegal for landlords and agents to have blanket bans on renting to tenants in receipt of benefits or with children - ensuring no one is unjustly discriminated against when looking for a place to live.

Useful links & support

For any support understanding the New Renters Right Act, you can contact our Advice Team.

Check out the full Guide to the Renters (Reform) Bill - GOV.UK.