Renters’ Rights Act 2026

This hub serves as your comprehensive resource for matters related to the Renters’ Rights Act, a landmark piece of legislation set to transform the private rental sector in England.

Here, you’ll find key information, updates, expert opinions, and guidance to help landlords, tenants, and property professionals navigate this significant change in the rental landscape. Please find our latest articles at the bottom of this page.

Expected Renters’ Rights Act schedule

The Renters’ Rights Act 2026 will be introduced in three phases:

• From 1 May 2026 Phase 1 of the Renters’ Rights Bill Act comes into effect, which includes:
  • Abolition of Section 21 ‘no fault’ evictions 
  • Introduction of assured periodic tenancies the private rented sector (PRS)
  • Reformed and expanded grounds for landlords to reclaim properties 
  • Limit rent increases to once a year in the PRS
  • Ban on rental bidding and rent in advance
  • Prohibition of discrimination against renters with children or those receiving benefits
  • Require landlords in the PRS to consider tenant requests to rent with a pet
  • Enhanced enforcement powers for local councils and rent repayment orders
• From late 2026 Phase 2 of the Renters’ Rights Act will come into effect, which will include:
  • Introduction of the PRS Database and PRS Landlord Ombudsman
• TBC Phase 3 of the Renters’ Rights Act will come into effect, including:
  • Introduction of a new Decent Homes Standard (DHS) to the PRS
  • Minimum Energy Efficiency Standards (MEES) of EPC C or equivalent by 2030 unless a valid exemption is in place
  • Implementation of the review of the Housing Health and Safety Rating System (HHSRS)
  • Extension of Awaab’s Law to the PRS

Overview of the Renters’ Rights Act 

The Renters’ Rights Act represents the most substantial overhaul of private rental legislation in England since the 1980s. It aims to improve the experience of over 11 million private renters by introducing a series of reforms designed to enhance tenant rights and security while ensuring fairness for responsible landlords. 

Key highlights of the Act

• Abolition of Section 21 ‘no fault’ evictions 

• Introduction of assured periodic tenancies 

• Reformed and expanded grounds for landlords to reclaim properties 

• Annual rent increases limited to market rate, with tenant right to challenge 

• New Private Rented Sector Database and Ombudsman 

• Application of Decent Homes Standard to private rentals 

• Implementation of ‘Awaab’s Law’ for timely hazard remediation 

• Prohibition of discrimination against renters with children or those receiving benefits 

• Ban on rental bidding 
• Enhanced enforcement powers for local councils

What is the Renters’ Rights Act 2026? 

The Renters’ Rights Act 2025 is new UK legislation designed to enhance the private rental sector and gives tenants stronger protections. For landlords, it introduces major reforms to tenancy structures, mechanism for rent increases, and possession rules. Fixed-term tenancies will be replaced by open-ended agreements, and new compliance standards will apply. The Act received Royal Assent on 27 October 2025, with changes coming into effect in stages from 27 December 2025 but with the broadest of reforms taking effect from 1 May 2026 when the new Tenancy regime becomes effective. 

Has the Renters’ Rights Act 2026 been passed? 

Yes. The Renters’ Rights Act 2025 became law after receiving Royal Assent on 27 October 2025. However, landlords should note that the changes will not take effect immediately. The government is implementing the reforms in phases, with the removal of Section 21 and tenancy reform expected on 1 May 2026. Further provisions will roll out later in the year. 

When will the Renters’ Rights Act 2026 come into effect? 

The Renters’ Rights Act 2025 is now law, but its measures are being introduced gradually. The first changes will commence at the end of December with enhanced investigatory and enforcement powers for local councils taking effect, with the first phase of implementation on 1 May 2026. This will mark the introduction of Assured Periodic Tenancies, abolition of Section 21, reformed grounds for possession, ban on rental bidding and the limiting of rent increases to once per year. Landlords should begin preparing for the transition by familiarising themselves with the key changes in the Renters’ Rights Act. 

Does the Renters’ Rights Act apply to the whole UK? 

The Renters’ Rights Act 2025 applies to England only. Housing legislation is devolved, meaning Scotland, Wales, and Northern Ireland have separate rental frameworks. Landlords with properties across different parts of the UK should ensure they understand the distinct rules and timelines for reform in each nation to remain compliant. 

How does the Renters’ Rights Act 2026 affect landlords? 

The Act brings significant changes for landlords in England. Fixed-term tenancies will be replaced by open-ended periodic tenancies, rent increases will face stricter regulation, and possession grounds will be updated to balance tenant security with landlords’ right to reclaim property. Compliance standards are also tightening. Landlords should review contracts, agent arrangements, and property management processes before the main provisions take effect in 2026. 

Will existing tenants need a new Tenancy Agreement?

No. If you’re a landlord of an existing Tenant with a written agreement, a new one will not be needed. The government is expected to release the information in January 2026 that is required to be provided to Tenants, enabling agents to prepare Assured Periodic Tenancy Agreements for new Tenancies commencing on or after 1 May 2026. Landlords with existing tenancies will need to provide tenants with a copy of a government published ‘Information Sheet’ on or before 31 May 2026.  

How does the Renters’ Rights Act 2026 affect tenants? 

Tenants will benefit from greater security and flexibility under the Act, including the right to request pets, shorter notice periods, and protection from unfair rent increases.  

What is the ban on rental bidding and how does it impact landlords? 

Under the Renters’ Rights Act 2025, landlords and agents can no longer ask tenants to offer above the advertised rent. This ban on rental bidding aims to make renting fairer and more transparent. Landlords must advertise properties with a fixed rental price and will not be able to accept offers in excess of that price. Failure to comply could result in penalties of up to £7000 for breaches once the rule is enforced from 2026. 

When will fixed-term tenancies be abolished? 

Fixed-term tenancies will be withdrawn under the Renters’ Rights Act 2025, with the transition to open-ended periodic tenancies commencing 1 May 2026. This will happen in one stage for both new and existing tenancies. Existing tenancies will convert automatically once the changes take effect. Landlords should familiarise themselves with the changes and the government’s roadmap for implementation.

What are a landlord’s rights when selling a property under the new rules? 

The Renters’ Rights Act 2025 retains a landlord’s right to sell their property but introduces updated possession grounds and notice procedures. Once implemented, landlords will need to provide evidence of an intended sale and follow the revised notice periods and process when seeking possession. Preparing early and ensuring documentation is in order will help landlords stay compliant and avoid disputes during the sale process. 

Stay informed with Cluttons 

As the Renters’ Rights Act nears implementation, Cluttons is committed to providing timely updates, expert analysis, and practical guidance. Our team of property professionals is here to help you navigate these changes with confidence. We invite you to explore our resources, attend our informational events, and reach out to us for personalised advice on how the Renters’ Rights Act may impact your property investments and rental strategies. 

Renters’ Rights Bill Information resources 

• Gov.uk – Government’s Guide to the Renters’ Rights Bill 
• Ministry of Housing, Communities & Local Government Policy paper | Implementing the Renters’ Rights Act 2025: Our roadmap for reforming the Private Rented Sector