The Renters Right Act 2026

The Renters' Rights Act 2025, which received Royal Assent on October 27, 2025, overhauls private renting in England, with major changes taking effect on May 1, 2026. Key reforms include the abolition of Section 21 "no-fault" evictions, the elimination of fixed-term tenancies in favor of periodic agreements, mandatory Decent Homes Standards, and strengthened rights for renters, such as restrictions on rent increases and a right to request pets.

Key Changes from 1st May 2026:

Phase 1

• Fixed-Term Tenancies Abolished → AST replaced with periodic tenancies.
• Section 21 Removed → No-fault evictions scrapped.
• Rent Control Changes → Restrictions on increases.
• Decent Homes Standard → Stricter maintenance rules.
• New Pet Policies → Easier for tenants to request pets.
• Landlord Registration & Ombudsman Requirement.
• Maximum Civil Penalties Increased.
• New Rules on Rent Increases – Stay Profitable While Staying Compliant

Phase 2: New Systems (Late 2026 – 2028)

This phase introduces the digital infrastructure and redress systems required for long-term regulation. [1, 2]

• PRS Database (Late 2026): A mandatory national register for all private landlords and their properties. It will begin with a regional rollout before becoming nationwide.
• Landlord Ombudsman (2028): A new mandatory scheme providing a free, impartial service for tenants to resolve disputes without going to court.
• Social Rented Sector (2027): Tenancy reforms will be extended to include social housing during this period.