1st May Renters’ Rights Act Changes: What It Means for the Rental Market

The Renters’ Rights Act changes coming into force on 1st May 2026 mark a major shift for the private rented sector in England. The Act updates the existing Housing Act framework and is designed to improve security, fairness and housing quality for renters, while placing clearer and stronger responsibilities on landlords.

These reforms affect how tenancies are structured, how landlords can regain possession, how rent can be increased, and how standards and complaints are enforced across the private rented sector.

What Is the Renters’ Rights Act?

The Renters’ Rights Act introduces wide-ranging reforms across the private rented sector in England with the aim of giving renters greater stability and protection. It removes several long-standing practices, strengthens enforcement powers for local authorities, and introduces new regulatory systems to improve standards and tackle poor-quality and non-compliant landlords.

The Government has confirmed that the changes will be introduced in phases. The main tenancy and eviction reforms take effect from 1st May 2026, while some parts of the new framework will follow later through further regulations and guidance.

Changes to Tenancy Types and Agreements

The End of Assured Shorthold Tenancies

From 1st May 2026, landlords will no longer be able to create new assured shorthold tenancies. Most new private residential tenancies will instead be created as assured periodic tenancies.

These are rolling tenancies with no fixed end date. Tenants will be able to remain in their home unless they choose to leave or the landlord can lawfully regain possession using one of the legal grounds set out in the legislation. This represents a significant move away from the traditional fixed-term tenancy model for most private lettings.

What Happens to Existing Tenancies?

Existing assured shorthold tenancies will not need to be replaced or reissued with a new contract. Instead, existing tenancies will transition into the new assured periodic system under the Act’s transition arrangements.

Landlords will be required to provide tenants with a government-produced information document explaining how the new tenancy framework applies to their existing agreement and setting out their updated rights and responsibilities.

Evictions, Notice Periods and Possession Grounds

No-Fault Evictions Are Abolished

From 1st May 2026, landlords will no longer be able to evict tenants without giving a legally valid reason.

To regain possession, landlords must rely on one of the prescribed possession grounds, such as serious rent arrears, anti-social behaviour, repeated breaches of the tenancy, an intention to sell the property, or an intention for the landlord or a close family member to move into the property.

Landlords must serve the correct prescribed notice and, where required, obtain a possession order from the courts.

Notice Periods Explained

There is no single notice period that applies to every possession case. The amount of notice a landlord must give depends on the specific possession ground being used. Some grounds require longer notice, while others, such as serious antisocial behaviour, allow for much shorter notice.

Tenants who wish to end an assured periodic tenancy will normally be required to give at least two months’ notice.

Rent Increases, Advertised Rent and Rental Bidding

The Renters’ Rights Act introduces clearer controls over how and when rent can be increased. Landlords will only be allowed to increase rent once per year and must use the statutory rent increase process.

Tenants will have the right to challenge rent increases if they believe the new rent is above the local market level. The Act also bans rental bidding and prevents landlords and letting agents from inviting or accepting offers above the advertised rent.

New restrictions are also introduced on the use of rent in advance for new tenancies, preventing excessive upfront rent demands beyond the permitted limits.

Written Agreements and Tenant Information

For new tenancies, landlords must ensure that tenants receive a legally compliant written tenancy agreement or written statement which clearly sets out the rent and payment terms, key tenancy clauses, notice requirements and the responsibilities of both the landlord and the tenant.

Landlords must also provide tenants with the government-produced information document explaining how the tenancy operates under the new system and what rights apply.

Tenant Requests and Consent

Under the new rules, landlords must not unreasonably refuse reasonable tenant requests, including requests to keep pets. While landlords may still refuse in certain circumstances, any refusal must be reasonable and supported by a clear and genuine justification.

The Private Rented Sector Database and Ombudsman Scheme

Private Rented Sector Database

The Act provides for the creation of a national private rented sector database, which will require landlords to register themselves and their properties. This database will be introduced in a later phase and will not take effect on 1st May 2026.

Private Landlord Ombudsman

The Act also introduces a requirement for landlords to join a private landlord ombudsman scheme, giving tenants a formal route to raise and resolve complaints. This scheme will also be introduced in a later phase, following further regulations and official guidance.

Housing Quality, Awaab’s Law and Standards

The Act strengthens expectations around housing quality and how hazards such as damp and mould are dealt with in the private rented sector. However, the extension of new repair duties and standards, including the wider application of Awaab’s Law principles and the Decent Homes Standard, will be introduced progressively and will not all apply from 1st May 2026.

What This Means for Landlords and Tenants

For landlords, the new rules mean no reliance on fixed-term end dates to recover possession, more structured and evidence-based eviction processes, greater scrutiny from local authorities, and increased documentation and compliance requirements.

For tenants, the changes bring greater long-term security in their home, clearer and simpler tenancy structures, stronger protection against unfair rent practices, and improved enforcement of housing standards.

Preparing for the New Rental Landscape

The Renters’ Rights Act changes coming into force on 1st May 2026 represent a major change for the private rented sector in England. While further guidance and secondary legislation will continue to be published, the overall direction is clear: tenants will benefit from stronger protections, and landlords will face clearer and more consistent standards.If you are navigating the rental market in southwest London whether you are a landlord preparing for the new tenancy system or a tenant searching for a rented home, contact Parkgate Estate Agents to find out how the changes may affect you