The government has today announced that the Renters’ Rights Act will come into force on 1st May 2026. The new law received Royal Assent on 27th October, with the government today announcing the timeline for implementing the new legal protections, including the end of Section 21 evictions.
The Renters’ Rights Act will transform private renting in England. It will mean renters are more secure in their homes and will be a powerful force in driving up quality and standards. This comes after over a decade of tireless campaigning from Generation Rent and its supporters, alongside other renter organisations.
There will be three stages of implementation. The first stage, on May 1st 2026, will bring the major headlines of the legislation into effect:
- Ending arbitrary Section 21 evictions, one of the leading causes of homelessness in recent years. Instead, landlords will require a valid and legal reason to evict their tenants, such as because of rent arrears or anti-social behaviour, but also if they want to sell or move a family member into the home. If they do evict their tenant in order to sell the property or move themselves or a family member in, they will not be allowed to re-let the property for 12 months after the tenants have moved out.
- Abolishing fixed-term tenancies. Instead, all tenancies will become periodic, meaning that it automatically renews every month, until either the tenant provides a notice to quit or a landlord conducts a valid and legal eviction.
- Reducing the upfront cost of renting by limiting the amount of rent in advance landlords can demand to one month. It will also end bidding wars, making it illegal for landlords and agents to ask for or accept offers above the advertised rent.
- Reducing risks facing renters who challenge rent hikes by incentivising renters to challenge rent increases through the First Tier Tribunal.
- Increasing the range of landlord or agent offences for which tenants can claim rent back, such as if a landlord doesn’t abide by the new ‘no re-let’ period after evicting a tenant to sell the home or move in.
- Giving renters’ the right to formally request to keep a pet in the home. Landlords will need a good reason to refuse these requests.
Phase two of implementation (starting late 2026) will bring in:
- A new Private Rented Sector Landlord Ombudsman who will provide a free, impartial and binding way to resolve disputes without the courts. Alongside this, a new Landlord Database will give renters access to more information about their home and who they are renting from.
Phase three (timeline not yet confirmed) will see the introduction of measures to improve the quality of private rented homes:
- Applying the Decent Homes Standard (which sets minimum standards that homes must meet) and Awaab’s Law (which sets strict timeframes for repairing dangerous hazards like damp and mould) to privately rented homes.
Ben Twomey, Chief Executive of Generation Rent, said:
“This new law is a vital step towards re-balancing power between renters and landlords and should be celebrated.
“Our homes are the foundation of our lives, but for too long Section 21 evictions have forced renters to live in fear of being turfed out of our homes, preventing us from raising valid concerns with our landlords. At last we know when this outdated and unfair law will be sent packing.
“This Renters’ Rights Act is the result of years of tireless campaigning from the renter movement, alongside the dedication and strength of ordinary renters. Our work is far from done, particularly in challenging the unchecked and soaring cost of renting, but, with change on the horizon, I hope that renters across England can rest a little easier tonight in recognition of what we have achieved together.”
