From 1 May 2026, private tenants in England will gain significantly stronger rights under the Renters’ Rights Act 2025, marking the biggest change to rental laws in over 40 years. The new regulations aim to provide greater security, abolish “no-fault” evictions, and improve living standards, applying to both new and existing tenancies. www.simplybusiness.co.uk +2

Here are the key changes and new rights for tenants coming on May 1, 2026:

1. Abolition of “No-Fault” Evictions 

• End of Section 21: Landlords will no longer be able to evict tenants without a valid, legal reason (the “no-fault” Section 21 notice).
• Stricter Grounds for Eviction: Landlords must use an updated Section 8 process, proving specific grounds (e.g., serious rent arrears, antisocial behaviour, or selling the property).
• No Eviction Period: Tenants are protected from eviction for 12 months after starting a new tenancy. mhclgmedia.blog.gov.uk +2

2. End of Fixed-Term Contracts

• Rolling Tenancies: All Assured Shorthold Tenancies (ASTs) will be replaced by periodic, rolling contracts with no set end date.
• Flexibility for Tenants: Tenants can end their tenancy at any time by giving two months’ notice, removing the trap of being locked into a contract. mhclgmedia.blog.gov.uk +1

3. Fairer Rent and Costs

• Once-a-Year Rent Increases: Rent can only be raised once every 12 months.
• Market Rates Only: Rent increases must be in line with market rates, and tenants can challenge unfair hikes at a first-tier tribunal.
• No Bidding Wars: Landlords and agents are banned from inviting or accepting offers above the advertised rent.
• Capped Upfront Rent: Landlords can only ask for a maximum of one month’s rent in advance. mhclgmedia.blog.gov.uk +2

4. Pet Rights

• Right to Request Pets: Landlords cannot unreasonably refuse a request to keep a pet. Tenants have the right to challenge unreasonable refusals.
• Pet Insurance: Landlords may require tenants to take out pet insurance to cover potential damage. mhclgmedia.blog.gov.uk +2

5. Increased Security and Protection 

• No Discrimination: It will be illegal for landlords to refuse to rent to tenants because they have children or receive benefits.
• Right to Complain: Landlords cannot evict tenants for reporting poor property conditions. mhclgmedia.blog.gov.uk +2

6. Property Standards and Accountability (Coming later in 2026) 

• Private Rented Sector Database: A new online database will allow tenants to check their landlord’s compliance.
• Private Landlord Ombudsman: A free, independent service will help tenants resolve complaints without going to court.
• Awaab’s Law: The law will be extended to the private sector, forcing landlords to address dangerous hazards like damp and mould within strict time limits. mhclgmedia.blog.gov.uk

Transitional Information for May 2026

• Existing Tenancies: If your tenancy started before 1 May 2026, it will automatically transition to a periodic tenancy.
• Information Notice: Landlords have until 31 May 2026 to provide their tenants with a government-produced information sheet outlining these changes.
• Last Chance for S21: Landlords can only serve Section 21 notices up to 30 April 2026, with a final deadline of 31 July 2026 to apply for court possession under old rules. www.gov.uk +3