From 1 May 2026, the Renters’ Rights Act will come into force across the UK, and it’s set to reshape private renting in a way we haven’t seen for decades. The aim is simple: give tenants stronger rights, more stability, and a fairer deal overall.
If you rent your home, these changes will affect you – so it’s worth understanding what’s coming.
The Key Changes at a Glance:
- Section 21 is being abolished – bringing an end to ‘no-fault’ evictions
- Fixed-term tenancies are being replaced with rolling periodic tenancies
- Fairer rules on rent increases
- Limits on upfront rent payments
- More rights around for pet owners
- A ban on discrimination against families and benefit claimants
In this blog, we’re going to break down what each of these changes actually means in day-to-day renting.
Section 21 Is Being Abolished
From 1 May 2026, that’s ending.
For tenants, this is a big shift. It means:
- Far fewer unexpected evictions
- More stability and predictability
- A clearer legal process if a landlord wants possession
It’s worth noting that some landlords may become more selective when choosing tenants, simply because they’ll have less flexibility to end a tenancy without cause. It’s not guaranteed, but it’s something to be aware of.
Goodbye Fixed Terms – Hello Rolling Tenancies
At the moment, most renters sign a 6 or 12‑month Assured Shorthold Tenancy (AST). Under the new rules, these fixed terms will disappear and be replaced with rolling periodic tenancies.
This means your tenancy won’t have a set end date. It continues until:
- You decide to give notice, or
- The landlord uses a valid legal ground to end it
For tenants, this brings two major benefits:
- More flexibility – you can leave with notice rather than waiting for a fixed term to end
- More security – landlords can’t simply choose not to renew your tenancy
In short, renting becomes less about rigid contracts and more about genuine stability.
Fairer Rules on Rent Increases
Another important change is how rent increases will work. Under the new Act:
- Rent can only be increased once every 12 months
- Landlords must follow a formal written process
- Tenants can challenge increases they believe are above market value
If you think a proposed increase is unreasonable, you’ll be able to refer it to a tribunal for review.
This doesn’t mean rents won’t rise – but it does mean they’ll rise in a more controlled, transparent way, and you’ll have more power to push back if something feels unfair.
Limits On Upfront Rent Payments
Another change worth noting is the introduction of limits on how much rent a landlord can ask for upfront. In the past, some tenants were asked to pay several months in advance as a condition of securing a property. Under the new rules, these payments will be capped to prevent excessive or unfair demands. The aim is to make renting more accessible for people who don’t have large savings and to ensure that upfront costs remain reasonable and transparent.
More Rights Around Pets
Pet owners will see a noticeable shift too. Currently, many landlords simply ban pets outright. Under the new rules, tenants will be able to make a formal request to keep a pet, and landlords won’t be able to refuse without reasonable, specific reason.
A refusal might be justified if:
- Another tenant in the building has severe allergies
- The property is clearly unsuitable (e.g. a large dog in a tiny flat)
This doesn’t guarantee every pet will be approved, but it does mean blanket bans will no longer be possible.
Ban on Discrimination Against Families and Benefit Claimants
One of the quieter but most meaningful changes is the ban on discriminatory letting practices. It will become illegal for landlords or agents to:
- Advertise “no children”
- Advertise “no DSS/benefits”
- Refuse viewings or applications based solely on family status or income source
This should make the rental market more accessible and fairer for people who’ve historically faced barriers when trying to secure a home.
What This Means for Landlords
While the Renters’ Rights Act is designed to strengthen protections for tenants, it also brings significant changes for landlords. Many will need to adjust how they manage tenancies, from planning rent reviews more carefully to preparing stronger evidence when seeking possession under Section 8. Some may choose to be more selective when choosing tenants, while others might welcome the clearer structure the new rules provide. Either way, the Act marks a shift toward a more regulated and transparent rental market – something both sides will need to adapt to.
If you’d like to read the full details directly from the source, you can find the government’s official press release here: gov.uk-guide-to-the-renters-rights-act.
Renting in 2026: Make Sure You’re Prepared
If you’re unsure how these changes might affect your tenancy or you’d like some guidance as the new rules come into force, the team at Townsends is here to help. We specialise in supporting tenants through every stage of the renting process.
You can get in touch with us directly here: