How Renter’s Rights Act 2026 Affects Tenants And Landlords

On May 1, 2026, the first phase of the Renter’s Rights Act reforms will come into effect.

The government said the act was created to “empower renters by providing them with greater security, rights and protections so that they can stay in their homes for longer, build lives in their communities, and avoid the risk of homelessness.”

But what does it actually mean for tenants and landlords?

Here’s what Amy Rootham, home insurance expert at Compare the Market, told us about the most important changes for both groups.

“While the Renter’s Rights Act is largely focused on improving protections for tenants, it will also change how renting works day-to-day. Renters will have more flexibility and security, but may also need to plan more carefully around things like moving, budgeting, and maintaining the property,” said Rootham.

She said five significant changes will include:

1. The end of ‘no-fault evictions’. “The end of ‘no-fault’ evictions means renters have greater protection against being asked to leave without reason. However, the shift to rolling tenancies also means contracts are more open-ended, making longer-term planning feel less predictable.”

1. Greater flexibility to move. “Tenants will be able to leave with shorter notice, making it easier to relocate for work or personal reasons.”

1. Better protection against poor living conditions. “Stricter rules on issues like damp and mould should lead to quicker fixes and improved housing standards, giving renters more confidence to raise concerns.”

1. Easier access to renting with pets. “Tenants will have a stronger right to request a pet, which is a major shift for many households. However, renters should still be mindful of their responsibilities, as they may be expected to cover any damage caused.”

1. Rent increases will follow a set process. “Under the new rules, landlords will need to use the Section 13 process to increase rent, with increases limited to once per year and at least two months’ written notice required. Tenants may also be able to challenge increases they believe are above market rate.”

Per Rootham, some of the most significant changes for landlords will be:

1. Rolling tenancies. “As of the 1st May, all fixed-term contracts will move to rolling monthly contracts, removing the certainty of long-term contracts. Landlords must check that their loss-of-rent cover doesn’t lapse or become invalid if a tenant decides to leave. The new regulations mean tenants only need to give a minimum of two months’ notice.”

1. Extended liability for missed rental payments. “The threshold for mandatory eviction due to arrears is increasing from two months to three. This means landlords could face significantly longer periods without income.”

1. Stricter health and safety responsibilities. “With Awaab’s Law now applying to the private rented sector, landlords will be legally required to fix hazards like damp and mould within strict timeframes.”

1. Reduced grounds for refusing pet ownership. ”One of the most significant changes likely to impact landlords relates to pets. Tenants will gain a legal right to request a pet – this cannot be refused without a ‘reasonable’ justification.

   “Crucially, consent will be legally implied unless landlords respond to the request within 28 days.”

1. Removal of ‘no-fault’ legal protection. “The end of Section 21 ‘no fault’ evictions means all expulsions must now go through a ‘Section 8’ court process. This is often slower and more expensive. Landlords should consider reviewing their legal expenses cover to make sure it can help handle these more complex, evidence-based court hearings.”

1. Mandatory database fees. “Landlords will have to join a new Private Rented Sector Database and an Ombudsman scheme. Unregistered landlords could find their insurance voided if they are not compliant with these new statutory registries.”

Speaking to HuffPost UK, Sarah Elliott, chief executive of housing and homelessness charity Shelter, said: “For too long, renters have stayed silent about discrimination and endured hellish conditions, for fear of losing their homes. The Renters’ Rights Act has the potential to transform private renting, finally freeing tenants from the injustice of no-fault evictions, which have pushed record numbers into homelessness.

“But renters must understand that the current system remains in place until May 1, 2026. Until then, we stand ready to help them understand the vital changes the Act will introduce. Anyone in need of support should visit our website for housing advice or use the webchat to speak to one of our advisers.”