Two weeks from now, the private rented sector in England will look different. The first phase of the Renters' Rights Act comes into force on 1 May 2026, bringing a sweeping set of reforms intended to give tenants greater stability, clearer rights, and stronger protections.
Greater security at home
The most significant change is the abolition of no-fault evictions. Renters can no longer be asked to leave a property without a valid legal reason. Under the new rules, a landlord must rely on defined statutory grounds to end a tenancy, and tenants who choose to move on themselves will generally need to give at least two months' notice.
Fixed-term tenancies will also be phased out. From 1 May, all tenancies will operate on a rolling, periodic basis, giving tenants more flexibility to leave without being locked into long contracts. New fixed-term periods at the start of a tenancy will be unlawful from that date.
Clearer rules on when tenancies can end
For landlords, the shift to a grounds-based system means they must cite specific circumstances when seeking possession. Eligible grounds include serious rent arrears, a requirement to move into the property, or an intention to sell. For tenants, this creates greater consistency and predictability around when and why a tenancy can be brought to an end.
Changes to rent and letting practices
The Act also introduces a series of measures aimed at making renting fairer in practice. Rent increases will be restricted to once per year and must be issued through an official Section 13 notice. Rental bidding, where prospective tenants are pressured into offering above the advertised rent, will be prohibited. Stronger anti-discrimination protections will also apply, supporting fairer access to housing.
These provisions extend beyond England. The measures on rental bidding and discrimination will apply in Scotland from 1 May 2026 and in Wales from 1 June 2026.
Key dates to note
As the legislation takes effect, there are two deadlines worth tracking:
No-fault eviction notices served before 1 May 2026 can still proceed, provided legal action begins before 31 July 2026.
Landlords and agents must ensure tenants receive the UK Government's Renters' Rights information sheet, either as a printed document or a full digital copy, by 31 May 2026.
What this means in practice
The reforms are expected to bring greater stability and transparency to the sector, giving tenants more confidence in their rights and their living arrangements. Renters may notice changes in how their tenancy is structured and managed, alongside clearer communication from landlords and agents about their rights and responsibilities.
Propertymark continues to work with the UK Government and its network of member agents to support the transition. The organisation is providing guidance and resources to help ensure renters receive accurate information and that the move to the new system runs as smoothly as possible.
Using a Propertymark-protected agent brings several practical benefits: high professional standards, legal compliance, and financial protection for landlords, tenants, buyers, and sellers. Member agents follow a strict Code of Practice, hold professional insurance, and provide client money protection (CMP), along with access to formal dispute resolution.
