A Guide to the Renter's Rights Act

The Renter’s Rights Act comes into effect on Friday 1^st May, and will change the way private renting works across the UK.

The new laws are designed to make renting more secure, fairer, and easier to understand, with fewer sudden evictions, better control over rent, and stronger rights for tenants.

But what are the new changes? This post will outline the key changes and how that may affect your tenancy.

1. An end to ‘no‑fault’ evictions

Private Landlords will no longer be able to serve Section 21 notices from May 1^st.  This means that landlords can no longer evict tenants without giving a clear legal reason. These reasons include not paying your rent on time, committing anti-social behaviour in/around the property, or not adequately caring for the property. You can find the full list here.

Even if your current tenancy agreement says your landlord can serve you a Section 21 notice, from the 1^st May they will not be able to do so.

You also cannot be required to leave a property during the first 12 months of a tenancy if the landlord intends to sell the property, or if the landlord or a member of their family want to move into the property.

This means you are less likely to face sudden eviction, and also means you can raise any repair and safety concerns with less fear of ‘revenge’ eviction.

2. An end to fixed term contracts

From 1^st May, all private tenancies will become rolling tenancies. Tenancies can no longer have a fixed time period or a set end date, and you do not need to move out just because a contract ‘ends’.

Even if you signed a fixed-term contract with your landlord, the end date on that contract will no longer apply. Your tenancy will continue on a rolling basis until you decide to end the tenancy, or your landlord ends the tenancy with a valid legal reason.

You can end your tenancy at any point by submitting notice in writing to your landlord with at least 2 months notice, but you can agree a shorter notice period with your landlord. Note that you must end the tenancy on a specific date which is usually the date rent is due.

3. Greater restrictions on rent increases

Landlords can now only raise the rent price on a property once per year. If you have a Rent Review Clause in your tenancy agreement, these can no longer be used as the basis for a rent increase.

Notice of a rent increase must be given in writing at least 2 months before the rent increase would come into effect.

Rent increases must also be no higher than open market rent. If you think a proposed rent increase is above the market rate you can challenge it at the First-tier Tribunal.

This should mean you see fewer surprise rent increases, and there is now a clearer way to challenge excessive rent increases.

4. No more rent bidding wars

Landlords and agents must advertise the rent on a property clearly, and cannot accept or encourage offers above this price.

This means that bidding wars when trying to secure a tenancy should end, since neither you nor any other bidders can pay a higher price than the advertised rent.

5. New limits on rent paid upfront

Landlords can no longer ask you to pay any more than 1 month’s rent up front. This payment cannot be asked for, or encouraged, before a tenancy agreement is signed.

This should reduce some of the barriers to entry in the rental market by making it more affordable to start a new tenancy.

6. Stronger protection against discrimination

Landlords can no longer refuse tenants just because they have children or receive any benefits. If you fit either of these categories you should see fewer blanket refusals from landlords.

7. The right to request a pet

Tenants now have the right to request to keep a pet which landlords must consider fairly and cannot refuse without reasonable justification. This justification must be given in writing and include a clear reason why the request has been denied, and you can challenge a landlord’s decision in court.

The following changes are announced in the Renter’s Rights Act but will come into effect at a later date.

8. National Landlord Register in Late 2026

A new National Landlord Register is currently being set up and will start to roll out later this year. When it is set up every private landlord must register themselves and their properties.

This means you will be able to check who your landlord is, and whether they are meeting basic legal rules and requirements. This should make rogue or ‘hidden’ landlords easier to identify.

Any landlord who does not register may be subject to penalties and restrictions on ending tenancies.

Once the database is live where you live you will be able to check your landlord’s details on the system.

9. Free Complaints service for private tenants from 2028

From 2028 all private landlords must join an independent Ombudsman. This means you can make a complaint against your landlord without going to court.

The service will oversee problems like poor repair work, properties in poor condition or disrepair, unreasonable behaviour, a lack of communication, and landlords who are not fulfilling their legal responsibilities.

Issues must still be raised first with your landlord, but if not sorted you can raise the complaint to the Ombudsman. Landlords must follow the decision of the Ombudsman.

As a tenant, this gives you a clearer, fairer, route to resolve problems with your landlord without being forced to go to court.

The Ombudsman will work in tandem with the landlord database to make landlords more accountable and give tenants a clear way to challenge poor practice.