England's Renters' Rights Act takes effect, banning no-fault evictions

The Renters' Rights Act takes effect on Friday 1 May 2026 in England, banning fixed-term tenancies and Section 21 'no-fault' evictions in the biggest shake-up to private renting in more than 30 years.

Under the new law, all tenancies will be periodic or rolling, meaning tenants who wish to remain in a property can do so. Tenants who want to leave can give two months' notice. Existing tenants do not need to sign a new contract; the change happens automatically.

Section 21 evictions are banned from 1 May. More than 11,000 households in England had their homes repossessed by bailiffs following a Section 21 eviction in the year to June 2025. Any valid eviction notices issued before the end of April 2026 still apply. From 1 May, landlords must have a valid legal reason to evict, such as wanting to sell or move into the property, but not within the first 12 months of a tenancy. Landlords need to give four months' notice for a valid eviction.

According to the Ministry of Justice, private landlords currently wait 26 weeks (median) between bringing a claim and being able to repossess a property. Ten years ago the figure was approximately 16 weeks. The government says it is recruiting up to 1,000 judges and tribunal members across all courts and tribunals to address delays.

Landlords must give two months' notice and can only increase rent once a year to the property's 'open market rent'. Bidding wars are now illegal; new tenants cannot be asked to pay more than the advertised price. Landlords can only request one month's rent in advance to secure a tenancy. Average UK monthly private rents increased by 3.5% to £1,377 in the 12 months to January 2026, according to a provisional estimate by the Office for National Statistics.

It will be illegal for landlords and agents to discriminate against prospective tenants who receive benefits or who have children. Landlords must consider a request to have a pet and cannot unreasonably refuse.

Councils are required to ensure compliance. Landlords who seriously or repeatedly break the law face fines of up to £40,000. The government says councils have received a share of £60m to pay for enforcement.

A mandatory 'Decent Homes Standard', which would bring conditions in private properties in line with those in the social sector, will not be enforced until 2035.