From Friday, the legal relationship between millions of renters and their landlords changes in ways not seen for a generation. Whether it delivers the stability its architects promise is another matter entirely.
For the first time in more than three decades, the fundamental terms on which private tenancies in England operate have been rewritten. The Renters’ Rights Act, which came into force on 1 May, represents the most substantial overhaul of the rental sector since the early 1990s — affecting an estimated 11 million people who rent from private landlords, as well as the landlords themselves.
At its core, the legislation dismantles the fixed-term tenancy model that has defined the sector for decades. Contracts lasting 12 or 24 months are abolished outright, replaced by rolling periodic agreements with no set end date. The government’s intention is clear: to give renters the kind of security that allows them to treat a rented property as a home rather than a temporary arrangement subject to abrupt termination.
Crucially, existing tenants are not required to sign new agreements. The transition happens automatically.
The End of No-Fault Eviction — and What Replaces It
Perhaps the most politically charged element of the new framework is the abolition of so-called Section 21 “no-fault” evictions, under which landlords could previously remove tenants without giving any reason. In the year to June 2025 alone, more than 11,000 households in England lost their homes through this route.
From 1 May, any landlord wishing to evict a tenant must present a legally recognised ground for doing so. Permitted reasons include the landlord’s intention to sell the property or to move in themselves — though neither can be invoked within the first twelve months of a tenancy. Where a tenant has fallen significantly behind on rent, a landlord must generally wait until three months’ worth of arrears have accumulated before serving notice.
The notice period itself has been set at four months in most circumstances, after which a judge will determine whether possession should be granted. Tenants retain the right to mount a legal defence, and courts are barred from awarding possession until at least 14 days after notice is issued, providing a window for renters to access support.
Where antisocial behaviour or property damage is involved, the process moves more swiftly: landlords may apply to court immediately upon giving notice, and tenants in serious rent arrears can be given as little as four weeks.
Any eviction notices served before the end of April 2026 under the old rules remain valid.
Why Landlords Fear the Courts Cannot Keep Pace
The sector’s representative bodies broadly accept the direction of travel — but their sharpest concerns are practical rather than philosophical. The abolition of no-fault evictions means every disputed tenancy ends in a courtroom, and England’s courts are already struggling under the weight of existing caseloads.
According to Ministry of Justice figures, the median time between a private landlord bringing a possession claim and physically recovering the property currently stands at 26 weeks. A decade ago, that figure was approximately 16 weeks — meaning delays have already increased substantially even before the new legislation adds volume to the system.
The government has announced plans to recruit up to 1,000 additional judges and tribunal members across the court system, though landlord groups remain sceptical that this will be sufficient. A number have warned publicly that the combination of reduced flexibility and slower resolution could prompt some landlords to exit the market altogether — a development that would tighten supply in an already constrained sector.
Rents, Deposits and the Bidding War Ban
On the question of rent increases, the legislation introduces a once-per-year limit, with landlords required to give two months’ notice and to justify any rise by reference to the property’s open market rate. Tenants who dispute the level of any increase can challenge it before a first-tier tribunal.
The legislation also bans rental bidding wars — the increasingly common practice by which prospective tenants were effectively invited to outbid one another above the advertised price. Landlords and agents may no longer ask for or accept more than the listed rent from new tenants.
Deposit arrangements remain largely unchanged. The five-week cap — or six weeks where annual rent exceeds £50,000 — stays in place. However, landlords can now request only one month’s rent in advance to secure a tenancy. This has drawn concern from some in the sector, particularly regarding overseas students and those with irregular income, many of whom previously offered several months upfront as a form of reassurance to prospective landlords.
Average UK private rents rose 3.5 per cent in the year to January 2026, reaching £1,377 per month, according to provisional Office for National Statistics data. Some housing campaigners have called for statutory rent caps to be introduced, but the government has ruled this out for England, even as Scotland moves towards introducing rent controls expected to begin in 2027.
Discrimination, Pets and the Student Carve-Out
Two provisions likely to affect large numbers of renters directly are the prohibition on benefit discrimination and a new framework for pet ownership. Landlords and letting agents are now legally barred from refusing to consider tenants solely on the basis that they receive housing benefit or have children — though reference and affordability checks remain permissible.
On pets, landlords must actively consider any request and cannot refuse without reasonable cause. Legitimate grounds for refusal include a co-tenant’s allergy, size constraints within the property, or a prohibition from the freeholder in leasehold arrangements.
Students in purpose-built accommodation — typically owned by universities or large operators — are exempt from the periodic tenancy rules and may continue to sign fixed-term agreements covering the academic year. Private landlords renting to full student households retain the ability to serve four months’ notice with a move-out window between June and September, a concession designed to preserve the rhythm of the academic lettings cycle.
The Architecture of What Comes Next
Friday’s changes, substantial as they are, represent only the first phase of a broader reform programme. Later in 2026, the government intends to establish a national register of landlords and rental properties in England. A new Private Landlord Ombudsman is also expected to be created, offering renters a route to resolve complaints without resorting to the courts.
A further tranche of reform will extend “Awaab’s Law” into the private sector — legislation named after two-year-old Awaab Ishak, who died in 2020 following prolonged exposure to mould in his Rochdale home. The law mandates that identified hazards be rectified within a specified timeframe.
However, one flagship ambition has been quietly delayed. A mandatory Decent Homes Standard — intended to bring the condition of private rental properties in line with social housing requirements — will not be enforced until 2035.
Enforcement of the new rules falls to local councils, which have been allocated a share of £60 million to fund compliance work. Landlords who repeatedly or seriously breach the legislation face fines of up to £40,000.
