Improved rights for renters in England
English renters of property have more rights from today (1 May 2026), as the Renters’ Right Act comes into force and introduces significant changes to the sector.
The TikTok video outlines some of the main changes:
@thecomplainingcow Big changes for renters 👀 New laws just came in affecting millions of people 👉 No more no-fault evictions 👉 Rent rises limited 👉 No bidding wars 👉 More rights for tenants But landlords can still evict for valid reasons Some people think this is long overdue… Others think it goes too far What do you think? 👇 #renters #ukrenters #housinguk #tenantrights #landlords
End of no fault evictions
From today, landlords will no longer be able to use a “Section 21” notice to evict tenants. Previously, they were able to evict tenants without a specific reason. This method was often used when tenants requested repairs. So, this should protect tenants from unfair evictions.
Landlords will still be able to evict tenants if they want to move in, sell the property or because the renter is not up-to-date with rent. They will need to issue a valid Section 8 notice and obtain a possession order from the court and then request court bailiffs to evict the renter. The amount of notice time varies depending on the reason for eviction, usually up to 4 months.
Prevention of “gaming the system” has been written into the legislation. So, landlords cannot evict giving “selling” as a reason and then rent out again within a year.
End of unfair rent hikes
Landlords can now only put up the rent once a year (and not within the first year) and tenants will be allowed to challenge any unfair rise. See Solve a residential property dispute for details of how to start the process for a fee of £47.
Landlords must now give the renter two months’ notice of a rise. Previously it was one month.
A renter must give a landlord two months’ notice.
End of bidding wars
Due to the rental market becoming so competitive, prospective tenants could find themselves in so-called “bidding wars”. From today, landlords can only charge the price they advertised the property.
Deposit cap
Deposits are capped at one month’s rent. Landlords cannot encourage or ask renters to pay that before they have signed their tenancy agreement.
End of exclusion
It will be illegal for landlords to refuse prospective tenants on benefits or those with children. They cannot discriminate against a tenant because of a protected characteristic under the Equality Act, such as gender, race, religion or sexuality.
Landlords cannot refuse pets without good reason. There isn’t an automatic right to allowing pets, but tenants will have the right to request in writing and the landlord must respond within 28 days. If they don’t reply, acceptance is assumed. Assistance pets – such as Guide Dogs – are allowed under the Equality Act.
What happens if landlords break the rules?
Local councils have a legal duty to monitor and take action against landlords. They can fine landlords, around £7,000 for minor breaches but up to £40,000 for serious or repeat offences. So it may well not be worth landlords trying to game the system and break the rules! The money goes to the council but in some cases tenants will be able to pursue landlords for compensation.
What does the Renters’ Right Act mean for tenants and landlords?
At first look, this should be good news for tenants. However, getting it fair for both tenants and landlords is a tricky balancing act.
The end of “No fault” evictions will be welcomed by tenants and housing charities, where reners asking for repairs to be undertaken to properties has resulted in Landlords issuing a “Section 21” notice to evict. Although landlords will still be able to evict for a restricted number of reasons, the process is likely to be longer and more expensive.
Tenants in England were previously able to challenge rent increases but it was limited, technical and risky. This was because a tribunal could set a “market rent” so the rent could actually go up and/or it ended up in a no fault eviction so the landlord could rent it out at a higher rate. The change is in the context of only one rise being allowed a year, the end of Section 21s and therefore less risky and more accessible.
The charity Z2K published research New Research Finds Renters Save Over £1,000 Per Year by Challenging Rent Increases which found that in 77% of cases of tribunal cases rents were “… reduced due to issues such as damp, mould, disrepair or poor energy efficiency, with an average deduction equivalent to £2,160 a year.”
Landlords can still evict those who don’t pay their rent but there is a long backlog of court cases. Landlords should obtain insurance to protect themselves from this situation.
Under the old rules there was a real risk to challenging a rent increase unless the renter was absolutely sure that the rent was unfair. Any backdating meant arrears would be owed from the ruling date. The average wait is between 18 and 27 weeks.
From today that risk is reduced and it is possible that more tenants may “game the system” and will pay the £47 fee to delay any rise whilst they continue to pay the current rental rate, thereby making a saving. That could then increase the tribunal system and push the wait times to being even longer.
There will be more pressure for tenants to find a property as landlords rush to evict tenants before the changes. It was two months’ notice it is now four months, from the landlord’s side. As the number of properties for rental reduces, this will increase rents. It’s a case of “supply and demand”.
On Jeremy Vine on BBC Radio 2, Paul Shamplina from Landlord Action said that he predicted “landlord panic” 5 or 6 years ago and it is happening now.
Many are selling with and without tenants in place and the situation will get worse before it gets better. He said that rental stock in 2017 was 4.7 million dwellings, it is now down to 4.1 million and roughly 14 tenants vying for each property.
I regularly comment in the media on topical consumer issues like this. See consumer rights expert media appearances and commentary.
Further help with renting
Renting a property Government website with information on all aspects of renting.
Housing advice from Shelter. The charity which helps people on all aspects of housing.
How to keep rent rises under control Ideas for preventing rent rise.
Barrister Christian Weaver and author The Law in 60 Seconds (AL) wrote the following guest blog posts:
3 things you need to look for when signing a tenancy
What you are entitled to when moving into a rented property
What are your rights regarding tenancy deposits?
How to complain about poor rental accommodation conditions
Further help with renting
Renting a property Government website with information on all aspects of renting.
Housing advice from Shelter. The charity which helps people on all aspects of housing.
How to keep rent rises under control ideas for preventing rent rise.
Barrister Christian Weaver and author The Law in 60 Seconds (AL) wrote the following guest blog posts:
3 things you need to look for when signing a tenancy
What you are entitled to when moving into a rented property
What are your rights regarding tenancy deposits?
How to complain about poor rental accommodation conditions
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