Described as the biggest overhaul of renting in England in over three decades, the Renters' Rights Act comes into force on Friday, 1 May, giving more than 11 million private tenants greater stability and security. The new law also introduces major changes for landlords, some of whom warn of delays in evicting problematic tenants.
How long can tenants stay?
Fixed-term tenancies—where renters are tied to a 12- or 24-month contract—are banned. Instead, all tenancies will be periodic (rolling). Tenants can stay as long as they wish, and need give only two months' notice to leave. The government says this ends the 'injustice of tenants being trapped paying rent for substandard properties.' Existing tenants do not need to sign a new contract; the change happens automatically. Landlords must provide tenants with an information sheet detailing the changes.
No-fault evictions abolished
More than 11,000 households were repossessed via Section 21 'no-fault' evictions in the year to June 2025. From May, landlords must have a valid legal reason to evict—such as wanting to sell or move in themselves (but not within the first 12 months), property damage, antisocial behaviour, or significant rent arrears. A four-month notice period applies, after which the court decides on possession. Landlords can no longer evict tenants for complaining about poor conditions. A later phase ('Awaab's Law') by 2027 will require hazards to be fixed within a set timeframe, but a mandatory Decent Homes Standard won't be enforced until 2035.
Rent increases and bidding wars
Landlords must give two months' notice and can only raise rent once a year to the 'market rate.' Tenants can challenge excessive increases at a tribunal. 'Bidding wars' are banned—new tenants cannot be asked to pay more than the advertised price. Average UK private rents rose 3.5% to £1,367 in the year to January 2026. Some campaigners want rent caps, as Scotland is set to introduce in 2027.
Deposits and upfront payments
Deposit rules remain unchanged: max five weeks' rent for rents under £50,000/year, six weeks for over £50,000. However, landlords can now only request one month's rent in advance (or 28 days for shorter periods). Some landlords say this may make it harder for those with insecure income or overseas students to secure a home.
Discrimination banned
It will be illegal for landlords to discriminate against tenants receiving benefits or with children. However, reference and affordability checks are still allowed.
Pets
Landlords must consider pet requests and cannot unreasonably refuse; tenants can challenge unfair decisions.
Enforcement
Councils must ensure compliance. Serious or repeated violations can result in fines up to £40,000. The government has allocated £60 million to councils for enforcement.
Evicting bad tenants: landlord concerns
Currently, private landlords wait a median 26 weeks from claim to repossession—up from 16 weeks a decade ago. Average rent loss exceeds £12,000 nationally and £19,000 in London. The government is recruiting up to 1,000 judges and tribunal members to reduce delays. Some landlords may leave the market, but the National Residential Landlords Association does not foresee an exodus, though some may be more risk-averse in tenant selection.