Seven key tenant protections under the new Renters’ Rights Act
The Renters' Rights Act 2026
Since coming into force on 1 May 2026, the Renters’ Rights Act has introduced significant new protections for tenants across England, fundamentally reshaping how tenancies operate.
Whether you are currently renting, preparing to move, or simply want to understand your position, these are the seven protections that matter most.
One: The end of no-fault evictions
Section 21 notices have now been abolished. Landlords can no longer evict tenants without providing a legally recognised reason. From 1 May 2026, possession can only be sought through Section 8 grounds, including:
- Serious rent arrears
- Anti-social behaviour
- The landlord intending the sell the property
- The landlord or a close family member needing to move in
Tenants are also protected from eviction on grounds of sale or owner occupation during the first 12 months of a new tenancy.
Two: Your tenancy is now open-ended.
Fixed-term assured shorthold tenancies no longer exist. All private tenancies now operate as open-ended periodic agreements, meaning there is no automatic expiry date or renewal negotiation.
Your tenancy continues indefinitely provided your obligations are met. If you decide to leave, you must provide at least two months’ written notice ending on a rent payment date.
Three: Rent increases are strictly limited
Landlords can now increase rent only once every 12 months and must follow the formal Section 13 process. This requires:
- Official written notice using the correct government form
- A minimum of two months’ notice before the increase takes effect
- Any previous rent review clauses to be disregarded
If a proposed increase appears above local market levels, tenants can challenge it through the First-tier Tribunal free of charge. Importantly, the Tribunal cannot set the rent higher than the landlord originally proposed.
Four: Rental bidding is banned
Properties must now be advertised at a fixed asking rent, and landlords or agents cannot invite or accept offers above that amount. If tenants are encouraged to bid over the advertised rent to secure a property, this represents a breach of the legislation and can be reported to the local authority.
Five: Advance rent is capped
Landlords are no longer permitted to request or accept more than one month’s rent in advance.
This applies even where tenants voluntarily offer additional upfront payments and is intended to create fairer access to rented accommodation for those with varying income structures or credit histories.
Six: You have the right to request a pet
Blanket bans on pets are no longer automatically enforceable. Tenants now have the legal right to submit a written request to keep a pet, and landlords must respond within 28 days. Refusals must be supported by reasonable grounds rather than general preference.
Landlords may request pet damage insurance where appropriate, but existing blanket prohibition clauses no longer carry automatic legal effect.
Seven: Stronger anti-discrimination protections
Landlords are now prohibited from refusing tenants simply because they have children or receive benefits. Advertisements excluding families or benefit recipients are unlawful, and local authorities have enforcement powers to investigate and issue penalties where breaches occur.
What this means for tenants –
These protections are already active and fully enforceable. Tenants who believe their rights are being breached should contact their local authority housing enforcement team for guidance and support.
The new legislation marks a major shift towards greater security, fairness, and transparency within the private rented sector.
Have questions about your rights as a tenant? Our lettings team is here to help
This article was originally published by BriefYourMarket and is reproduced here with their permission.
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