The Renters’ Rights Act is bringing major changes to how renting works across England. These changes do not apply in Wales. From May 2026, tenants in England will see a system that aims to be clearer, fairer and more stable. If you rent in England or plan to move there, it’s worth knowing what will change.
What About Landlords?
One of the biggest changes is the end of eviction without a reason. Landlords will still be able to regain their property, but only under specific, legitimate circumstances — such as selling the home or tackling serious misconduct. For renters, this means fewer unexpected notices and more confidence that you won’t be forced out without warning.
Instead of fixed-term contracts, all new tenancies will run on a rolling basis. These flexible agreements allow tenants to leave with two months’ notice at any time. For anyone whose job, education, or family situation changes often, this provides much more room to move without penalty.
Rent Controls and Fairer Processes
Rent increases will be more tightly controlled. Landlords will only be allowed to raise the rent once a year, and tenants will have the right to challenge increases that seem unreasonable. The Act also bans rent bidding — meaning you won’t be pressured to offer above the advertised just to secure a home.
Upfront payments will be capped at one month’s rent, making it easier for people to move. It will also become illegal for landlords to refuse applicants simply because they receive benefits or have children. These changes aim to ensure that more people can access secure, quality housing without unnecessary discrimination.
A Friendlier Approach to Pets
Renters will have the right to request permission to keep pets, and landlords must consider these requests fairly. They aren’t required to accept every animal, but they won’t be able to dismiss the idea out of hand.
Thinking Outside the Rental Box
And if this all still feels a bit restrictive, there’s always the fun alternative: try to win your way out of renting entirely. Plenty of competitions now offer the chance to win a house or even to win a car — and many come with a cash alternative. People often take the money instead of the prize, putting it toward a mortgage deposit or using it to reduce monthly payments. It might be a long shot, but it’s a daydream that’s hard to ignore.
What About Landlords?
Landlords will maintain the right to take back their properties, but the process will be clearer and more structured. The new rules aim to strike a balance between protecting tenants and recognising landlords’ legitimate needs.
What’s Coming Next
Following the initial rollout, additional reforms will include:
- A national record of landlords and rental properties
- A dedicated ombudsman for resolving disputes
- Stronger rules on property standards, including issues like damp and mould
- A new Decent Homes Standard for private rentals
Local councils will also receive stronger enforcement powers to ensure the new protections are upheld.
