A tenants' guide to the Renters’ Rights Act

Why the Renters' Rights Act matters

For tenants, understanding these changes under the new system is essential to ensure you are protected and confident in your tenancy.

Important note: A property will fall outside the scope of the Renters’ Rights Act where specific exemptions apply. This includes situations where the tenancy is granted to a company, the annual rent exceeds £100,000, the property is not used as the tenant’s main or principal home, or the landlord also resides in the property. Where any of these conditions are met, the new rules introduced by the Act will not apply to that tenancy.

What’s included in the Renters’ Rights Act?

The Act introduces a wide range of reforms to ASTs, many of which will take effect from 1 May 2026. These include:

The end of Section 21

Section 21 notices will be abolished. Landlords will instead rely on Section 8 notices using the updated prescribed grounds to regain possession.

Tenant notice

Tenants will be able to give two months’ notice to end their tenancy at any time.

Periodic tenancies

Fixed term tenancies will end, with all tenancies becoming Assured Periodic Tenancies (APTs) from the outset and ASTs which start before the 1 May 2026, will automatically become APTs on the 1 May 2026.

Rent

Rent periods will be limited to monthly and rent can only be increased once a year using the formal Section 13 notice.

Ban on rental bidding

Rental bidding above the advertised rent will not be permitted.

Pet requests

Tenants will have the right to request a pet, and landlords must not unreasonably refuse.

Anti-discrimination measures

Landlords will not be permitted to refuse tenants based on receiving benefits or having children living with or visiting them.

Improved standards

The Decent Homes Standard will apply to the private rented sector. Awaab’s Law will introduce defined timeframes for investigating and resolving issues such as damp and mould.

Landlord Ombudsman

A new Ombudsman scheme will be introduced to resolve disputes outside the court system.

Private Rented Sector (PRS) Database

Landlords will need to sign up to a PRS database, registering themselves and their property before the property is marketed.

Strengthened enforcement

Penalties for non-compliance will increase.

What tenants need to know

Here’s a rundown of some of the key points tenants need to understand before the reforms come into effect on 1 May 2026.

1. The end of Section 21

• A landlord must serve a Section 8 notice and rely on statutory grounds to seek possession
• They cannot end the tenancy without providing a reason, unless you are able to mutually agree a surrender
• If a landlord wishes to sell the property or move in themselves or a family member in, they must give at least four months’ notice and that notice cannot expire within the first 12 months of the tenancy

2. Tenant notice

• Tenants can give two months’ written notice at any point from the start of the tenancy
• Notice must expire at the end of a rental period
• In a joint tenancy, notice served by one tenant will end the tenancy for all tenants

3. Rent reviews

Rent reviews will be more structured and transparent:

• Rent can only be increased once per year
• Increases must be made using a formal Section 13 notice
• If you do not agree with a rent increase, you can apply to the First-tier Tribunal for a review
• There will be limits on how much rent can be requested in advance and the frequency it can be demanded

4. The right to request a pet

Tenants will be able to request permission to keep a pet Landlords must consider requests reasonably and cannot refuse without valid justification (for example, if there are restrictions in a superior lease)

5. Advertising and Anti-Discrimination

• Rental bidding above the advertised rent will not be permitted
• The agreed rent must not exceed the advertised rent
• Landlords will not be permitted to discriminate against tenants who receive benefits or have children

6. New compliance standards

Additional compliance requirements will be introduced at a later stage, including:

• Mandatory registration with a Landlord Redress Scheme before marketing a property
• Registration on a Private Rented Sector (PRS) Database for both landlord and property before marketing a property
• Compliance with property standards under Awaab’s Law and the Decent Homes Standard

What is the phased implementation schedule for the Renters’ Rights Act?

Phase One – From 1 May 2026

• Abolition of Section 21
• Transition to assured periodic tenancies
• Rent review changes
• Ban on rental bidding
• Anti-discrimination measures
• Pet request rights

Phase Two – 2027–2028

• PRS database rollout
• Landlord Ombudsman introduction

Phase Three – 2035–2037

• Awaab’s Law implementation
• Decent Homes Standard extension

Renters' Rights Act enforcement: What it looks like

Local authorities will have stronger powers to act where landlords fail to comply. This includes:

• Civil penalties of up to £40,000 for serious or repeat breaches
• Rent Repayment Orders of up to 24 months’ rent in certain cases
• A mandatory Ombudsman scheme for resolving disputes

Advice for tenants

1. Understand how and when to serve notice correctly
2. Keep written records of communication with your landlord or agent
3. Check that your tenancy agreement reflects the new legal requirements
4. Respond promptly to any rent increase notice and seek advice if needed
5. Report maintenance concerns in writing and keep evidence
6. Use the Ombudsman or Tribunal where formal resolution is required