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The Renters’ Rights Act is the biggest change to private renting in England for decades. New laws have been introduced in England that propose to give tenants more rights. This was long overdue – almost 30 years. These reforms in the rental market in the UK arrived on 1 May 2026, providing relief, security, and stability to over 11 million renters in the UK. The reforms hold some promise for landlords, too.
So, what do these reforms mean for landlords and tenants? This blog will look into the details of the Renters’ Rights Bill. If you still need assistance in understanding the impact and manoeuvring through this gamut, you can reach out to our professional team of experts.
Tenant Law 2026: The Changes
The Renter Rights Bill will be effective in England. In Northern Ireland and Wales, fixed-term contracts will remain applicable. In Scotland, periodic tenancies have been applicable since 2017.
1. Impact on Tenants
Renters will no longer be bound by 12- or 24-month contracts, as such contracts are now banned. Tenants now have increased security and flexibility, and are free from the feeling of “being trapped paying rent for substandard properties.” All contracts will be either rolling or periodic.
No new contract needs to be signed, as changes will automatically get built into the system. Also, as a tenant, you will need to provide 2 months’ notice before moving out. The official information sheet should have been provided to you by your landlord or agent by 31 May, 2026. If not, you can ask for the sheet now or download it from the official site.
These will apply only if –
- The tenant exclusively occupies a specific part or room or the entire property and is their main home.
- The tenants are not a company or organisation but individuals.
- Landlords do not co-reside with the tenant on the property.
- Tenancy term cannot be 21 years or more.
- Rent ranges from £250 and £100,000 annually
For written tenancies (wholly or partially)
If you are a landlord, you have to hand the sheet to all tenants. A printed hard copy can be posted or given in person to your tenant. Alternatively, you can send this sheet as a PDF attachment via email or message to your tenant. Sending a link to the PDF is not allowed.
For non-written tenancies
If the tenancy is oral, then you do not have to provide the sheet to your tenants. Instead, you are required to give them a written statement containing the key tenancy terms by 31 March 2026.
For tenancies starting on or after 1 May, 2026
In this case, you are not required to provide your tenants with the information sheet. Instead, mandatory details need to be provided before the tenants move. Include these details in the tenancy agreement. It has to be signed by the tenant.
What happens if you fail to provide your tenants with the information sheet?
This can be considered an offence with a penalty of up to £7000 the first time. If it recurs, you can be penalised up to £40,000.
Note – The information sheet does not have to be provided to guarantors or permitted occupiers.
2. Impact on Landlords
As per the UK landlord-tenant law, it is not going to be easy to evict tenants anymore. All eviction notices that have been issued before April 30, 2026, and are valid will apply.
Remember, however, from May 1, 2026, you will need valid legal reasons to evict your tenant. As a landlord, if you wish to sell the property or move into the property, you will need to mention the reason clearly. If the tenant is behind on rent or there are rent arrears, you cannot issue a notice until they are behind three months’ rental payments. Section 21 has been banned. Instead, you will use the Section 8 to initiate the process.
If tenants are involved in antisocial behaviours or have damaged the property, then you can issue the notice anytime.
Other rules as per the new Landlord and Tenant Act are –
- 4 months’ notice is a must for landlords.
- If the tenant does not vacate the property after this timeframe, a judge will pass judgment related to possession of the property.
- For rent arrears, the tenant is given a notice of four weeks.
- Tenants with antisocial behaviours, you can go to court as a landlord as soon as the notice is given
- Under all circumstances, landlords will need to provide evidence of the reason for the eviction in court. Tenants are also given the chance to defend themselves.
- Possession is usually awarded 14 days after the notice is served, so that tenants can gain support.
- As per the new law about landlords and tenants, the rent can be increased by landlords after giving 2 months’ notice, once annually. This raise can be comparable to the “open market rent.” Tenants can challenge the hike at the first-tier tribunal, a civil court type. SEcction 13 notice has to be given to the tenant
- Landlords cannot demand more than the advertised rent as this is illegal now.
Note – The Ministry of Justice in the UK released some data related to the eviction time for the past few years. Till April 2026, it was about 26 weeks, and in 2016, it was about 16 weeks. Further announcements by officials point towards the recruitment of approximately 1,000 tribunal members and judges for the same.
Note – The Ministry of Justice in the UK released some data related to the eviction time for the past few years. Till April 2026, it was about 26 weeks, and in 2016, it was about 16 weeks. Further announcements by officials point towards the recruitment of approximately 1,000 tribunal members and judges for the same.
3. Other Impacts On Tenants & Landlords
The new law for tenants and landlords has a few other rules and regulations. Some of these are –
- Protected deposit scheme rules that are related to deposit from tenants remain unchanged. The rules remain the same which is –
| Rent Range | Maximum Deposit |
| Rent < £50,000 | 5 weeks’ worth rent |
| Rent > = £50,000 | 6 weeks’ worth rent |
- Tenancy can be secured with only a month’s rent or 28 day’s rent in advance if the rental period < one month.
- As a landlord, you can ask for guarantor details for rental payments in case the tenant is unable to pay the rent on time.
- Prospective tenants cannot be discriminated against if they have children or get benefits by landlords and agents
- Requests for pets cannot be unreasonably refused by a landlord.
- Tenants living in accommodation units meant solely for students can enter into fixed-term tenancy with owners that are generally corporations or universities. Once the term is over, they can be evicted with a two-week notice.
- If students hire accommodation from private landlords, they will be given a four-month notice. The moving-out date can be between June and September.
- The Renters Rights Act applies to most types of privately-owned rented houses, including House in Multiple Occupation (HMO).
Note – As per the new renting regulations, the landlord can refuse pets on certain grounds. This includes –
- The property size is small to accommodate many pets or a single large pet
- Allergic reactions due to the pets of another tenant
- A leaseholder landlord can refuse if the freeholder has a strict no-pets policy
- Keeping pets is considered illegal as per local policies
If you live with your landlords, remember the new Renters Reform Bill does not cover your stay arrangement. You will need to enter into a license agreement with your landlord to fix the terms of your stay.
When Will The Renters Reform Bill Become Law?
The new Renters Act is being implemented in phases. The phase-wise schedule is as follows –
| Date | Reforms |
| 1 May 2026 | 1. Assured periodic tenancies introduced. 2. Fixed-term assured shorthold tenancies banned. 3. The mandatory information sheet has to be handed to tenants by the landlord and agent. |
| 31 May 2026 | 1. Landlords can increase rents once annually. A Section 13 notice needs to be served first. 2. Rental bidding wars have been banned. Landlords cannot accept offers above the listed or set rent. 3. Tenants cannot be discriminated against if they have children or are receiving benefits 4..In case of new tenants, an assured periodic tenancy has to be signed, and only a month’s rent can be accepted by the landlord after signing the agreement. |
| Late 2026 | 1. The PRS Database will be launched. Landlords have to register themselves and their properties. Compliance details also need to be registered. |
| 2027 | 1. Reforms to the Landlord and Tenant Law UK to encompass the social rented sector. 2. By April-May, total digitisation of courts is targeted. |
| 2028 | 1.The PRS Landlord Ombudsman needs to be mandatorily signed up as it will come into effect. 2. By May, the government will publish the first evaluation report on the impact of the new Renters’ Rights UK bill. |
| 2031 | 1.The second impact report will be published by the government five years after the first implementation. |
While the Renters’ Rights Act introduces important changes for both landlords and tenants, understanding how these reforms affect your legal and financial responsibilities can be challenging. Whether you need advice on tax obligations, property ownership, or compliance, our Business & Tax Advisory team is here to help. Contact us today to discuss your circumstances with one of our experts.
FAQs
1. What is the Renters’ Rights Bill?
The rental regulations, as per the updated Act, are aimed to “provide a secure stepping stone for aspiring homeowners and flexibility for those who want it.” Many changes have been proposed and are being implemented to help set up a just rental market, especially in the private sector.
2. Who will be responsible for enforcing the new tenancy rights?
Local councils are responsible for enforcing the new renters’ bill.
3. What other changes are slated in the Renters’ Rights Bill update?
A register will be introduced by the latter half of 2026 that will maintain details of all private rental properties and landlords. A Private Landlord Ombudsman will be specially set up for handling renters’ complaints. The Awaab’s Law will also be extended by the government’s legal coverage of repairs to remove hazards in a given timeframe.
4. Has the renters’ rights bill passed?
The Bill was given royal assent on 27 October, 2025.
5. When does the renters’ reform bill come into effect?
The Act is being put into force in phases. While some phases are already getting rolled out, some parts still do not have defined timelines.
6. What are the parts of the new renters rights bill that do not have set timelines yet?
These include –
- Awaab’s Law
- Decent Homes Standard
- Housing Health and Safety Rating System (HHSRS) reforms
Have questions about the Renters Reform Bill 2026? Our team is here to help. Whether you are a landlord or a tenant, we will help you understand the complete gamut of the Act.
Further reading and official guidance
More guides and tools from our team:
Official guidance from HMRC and GOV.UK:
