The Renters’ Rights Act 2026: What Landlords and Tenants Need to Know

Big changes are coming to the private rental sector in England.

From 1 May 2026, the Renters' Rights Act will introduce sweeping reforms designed to strengthen tenant protections while maintaining fair grounds for landlords to regain possession where appropriate.

Here’s what you need to know.

What’s changing in May 2026?

1. The End of “No-Fault” Evictions

   Section 21 notices will be abolished. Landlords will no longer be able to evict tenants without providing a valid legal reason.

2. Fixed-Term Tenancies Replaced

   All assured tenancies will move to periodic (rolling) agreements. Tenants will be able to give two months’ notice at any time.

3. Rent Increase Restrictions

   Rent can only be increased once per year via a formal legal process. Tenants will have the right to challenge unfair increases.

4. Ban on Rental Bidding Wars

   Landlords and agents must not accept offers above the advertised rent.

5. Stronger Anti-Discrimination Rules

   It will be unlawful to refuse tenants simply because they receive benefits or have children.

6. Tenants’ Rights to Request Pets

   Tenants can request permission for pets, and landlords must consider those requests reasonably.

What protections remain for landlords?

Landlords will still be able to regain possession in legitimate circumstances, including:

• Selling the property
• Moving into the property
• Serious rent arrears
• Anti-social behaviour

The reforms aim to strike a fair balance between security for tenants and reasonable rights for landlords.

What’s coming later in 2026?

Further reforms expected from late 2026 include:

• A mandatory Private Rented Sector Database
• A new Landlord Ombudsman schemeen
• A Decent Homes Standard for private rentals
• Stronger enforcement powers for local authorities

Energy efficiency standards are also expected to tighten by 2030.

What should you do now?

Both landlords and tenants should prepare early. Reviewing tenancy agreements, compliance procedures and property standards now will help avoid issues when the changes take effect.

If you are unsure how the new law will affect you, our property litigation team can provide tailored advice.

Contact MBH Solicitors in Wigan now:

📩 mbh@wigansolicitors.com
📞 01942 206060