The way people rent homes in the UK is set to change significantly from May 2026. With over 11 million private renters and 2.3 million landlords across the country, the new legislation aims to transform how rental agreements are structured and regulated.
Passed in October 2025, the Renters’ Rights Act delivers on the government’s pledge to improve living conditions and stability for renters. It brings to an end several practices that have long been criticised, including no-fault evictions and open rent bidding, while introducing greater protections for those seeking secure, affordable housing.
No-Fault Evictions and Fixed Tenancies Abolished
One of the most notable reforms under the new law is the abolition of Section 21 “no-fault” evictions. From May 2026, landlords will no longer be able to evict tenants without providing a justified reason. According to government statements, this provision will give tenants greater “security and stability”, allowing them to remain in their homes without fear of sudden removal.
In addition to banning Section 21, the Act introduces a new periodic tenancy model. Fixed-term contracts will be phased out, replaced by rolling monthly agreements. Tenants will have the right to end the tenancy at any point by giving two months’ notice, offering greater flexibility for those needing to move due to job changes, family reasons, or personal circumstances.
The government says these changes are designed to remove the instability caused by arbitrary notice periods and to make it easier for renters to plan their futures without the risk of being forced out of their homes with little warning.
Reforms to Rent Increases, Bidding Practices and Tenant Rights
Further reforms target how rents are increased and how properties are advertised. According to the government, rent increases will be limited to once per year and must reflect the current market rate. Landlords will be required to serve a standardised “Section 13” notice at least two months in advance. If tenants believe the increase exceeds the going rate, they will be entitled to challenge it at the First-tier Tribunal, which will determine a fair market rent.
The Act also ends the practice of bidding wars, in which prospective tenants are encouraged to offer above the asking price to secure a property. Landlords and letting agents will be required to publish a set asking rent and will be prohibited from soliciting or accepting offers above that figure. This provision is intended to level the playing field and discourage exploitative practices in high-demand areas.
A number of new tenant protections have also been introduced. Landlords will no longer be permitted to demand large amounts of rent in advance, an obstacle that often excluded low-income renters. Rental discrimination, such as refusing applicants on benefits or those with children, will be explicitly banned. While landlords can still perform referencing checks, these must be based on affordability rather than personal circumstances, according to the provisions in the Act.
Tenants will also gain the right to request permission to keep pets, and landlords will be required to give a valid reason for refusal. Unfair denials can be contested, with the government encouraging “balanced decision-making” between both parties. As the government begins phased implementation in 2026, the new framework is expected to reshape the private rental sector in ways not seen for decades.
