The Renters’ Rights Act marks the biggest change to renting in a generation.
More than seven years after reforms were first promised, this new law will affect over 11 million renters in England – reshaping rights, protections and day-to-day renting.
At the heart of these changes is something we’ve long called for: the end of Section 21 “no-fault” evictions.
These evictions have allowed landlords to force tenants out with just eight weeks’ notice – even when they’ve done nothing wrong. They’re one of the leading drivers of homelessness, and something we see every day in our work supporting Londoners like Barry.
Getting an eviction was incredibly stressful. I used to wake up at night thinking the bailiffs were banging on my door, trying to get in. Leaving my home was incredibly sad because I didn’t just lose my house – I lost the community I’d built, the friends, the support network.
Why ending no-fault evictions matters
For too long, no-fault evictions have created a system built on fear and instability.
Without proper protection, many renters have felt unable to speak up about unsafe or poor-quality housing – worried that raising concerns could cost them their home.
This is especially stark in London, where rising rents are pushing people out of their communities and leaving many with little choice but to accept housing that falls below basic standards.
What is the Renters’ Rights Act?
The new law gives renters more security, stability, and a stronger voice in their homes.
Here’s what’s changing:
Phase 1 (from 1 May 2026)
- Section 21 banned: Landlords can no longer evict tenants without a valid reason, such as persistent rent arrears, selling the property, or moving in themselves.
- Tenancy reform: Fixed-term tenancies will be replaced by rolling monthly contracts. Tenants will need to give at least two months’ notice to leave.
- Rent increases limited: Rents can only be increased once a year. Landlords must give at least two months’ notice, and tenants can challenge unfair increases.
- No more bidding wars: Landlords and agents cannot ask for or accept offers above the advertised rent.
- Limits on upfront payments: Tenants cannot be asked to pay more than one month’s rent in advance.
- Stronger protections against discrimination: It will be illegal to discriminate against renters with children or those receiving benefits.
- Pets welcome: Tenants will have the right to request a pet. Landlords must consider requests within 28 days and give a valid reason if they refuse.
Phase 2 (from late 2026)
A national database will give renters clearer information about landlords and properties, including:
- who owns and manages the property
- basic property details
- key safety certificates (such as gas, electrical and energy performance)
This will help renters make more informed choices and hold landlords to account.
A new independent Ombudsman will give renters a way to resolve complaints when things go wrong – without needing to go to court. It will also support landlords to resolve issues earlier and more fairly.
Phase 3 (post-2035)
For the first time, all privately rented homes will need to meet a minimum quality standard. Local councils will have stronger powers to take action where homes fall short.
Landlords will be legally required to fix serious hazards, such as damp and mould, within set timeframes. This gives renters clearer rights to challenge unsafe living conditions and expect action.
These changes won’t fix everything overnight. But they are a major step towards a fairer rental system.
Laws are only as powerful as the people who use them. Knowing your rights means recognising your power to challenge poor conditions, to push back against unfair treatment, and to expect better from the system.
If you feel your landlord is acting unfairly, ignoring repairs, or not following the new rules, there is support available. You can contact your local council’s housing team, seek advice from organisations like Shelter or Citizens Advice, or explore guidance through the government’s renting advice pages.
Everyone deserves a safe and secure place to call home.
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