From 1 May 2026, the use of Section 21 notices, commonly referred to as “no-fault evictions”, will be outlawed. Alongside this, the legislation sets out new standards around rent increases, tenancy agreements, pet ownership, and anti-discrimination. The changes will apply across England and are expected to impact over 11 million renters, according to the UK government.
End of Section 21 Evictions and Fixed-Term Contracts
One of the central measures of the Act is the abolition of Section 21 evictions, a move hailed by tenant advocacy groups as a “generational upgrade”. Under the current law, landlords can evict tenants without having to provide a reason, provided they give at least two months’ notice. From 1 May 2026, this practice will become illegal, according to official government guidance.
The new law also eliminates fixed-term tenancy contracts, moving all private rentals to a rolling, periodic basis. This shift means tenants will no longer be tied to 12- or 24-month agreements. Instead, they will have the flexibility to leave with two months’ notice, while landlords will be required to provide four months’ notice if they intend to reclaim the property, although only after the tenant’s first 12 months.
According to Generation Rent, over 11,000 households in England were evicted using Section 21 notices in the year leading up to June 2025. The Act aims to reduce these figures and provide greater housing stability. Speaking to reporters, Housing Secretary Steve Reed said: “We’re calling time on no fault evictions and rogue landlords. Everyone should have peace of mind and the security of a roof over their head – the law we’ve just passed delivers that.”
The government has also confirmed that tenants can no longer be evicted for raising complaints about housing conditions, while evictions for rent arrears or anti-social behaviour will remain permitted under clearly defined legal grounds.
New Rules on Rent Increases, Discrimination, and Pet Ownership
Alongside eviction reform, the Renters’ Rights Act introduces a cap on how frequently landlords can increase rent. From May 2026, only one rent increase will be allowed per year, and landlords must provide two months’ written notice. If tenants believe a rent hike is excessive or exceeds market rates, they will have the right to challenge it before a First-tier Tribunal, according to government documents.
The legislation also takes direct aim at discriminatory letting practices. Landlords and letting agents will no longer be allowed to refuse tenants solely because they are in receipt of benefits or have children. This provision, campaigners say, is a long-overdue move toward housing equality. Alison McGovern, Minister for Homelessness, stated: “This kind of exclusion has no place in our society.”
Another notable provision gives renters the right to keep pets, with landlords only permitted to refuse in reasonable circumstances. Tenants may be required to obtain pet insurance to cover potential damages, but blanket bans will no longer be legal.
The Act also bans the practice of rental bidding wars, requiring landlords to let properties at the advertised price. This comes as UK rental costs reached an average of £1,354 per month, according to the Office for National Statistics in September 2025.
The new law is set to be enforced by local councils from 1 May 2026, with powers to impose fines of up to £7,000, rising to £40,000 for repeat or serious offences. Additional reforms, such as the introduction of a Private Landlord Ombudsman and a nationwide rental property database, will follow in later phases.
