Millions of renters in England will see reforms to their rights from next spring, as the government confirms the timetable for the Renters’ Rights Act to come into force.
The changes, due to take effect from 1st May 2026, are expected to reshape the relationship between tenants and landlords for the 11 million people living in privately rented homes.
Under the new rules, Section 21 ‘no-fault’ evictions will be abolished, ending a practise long criticised for pushing thousands into housing insecurity each year. From May, tenants can challenge above-market rent rises and landlords will no longer be able to unreasonably refuse requests for pets.
Housing Secretary Steve Reed welcomed the reforms. He said: ‘We’re calling time on no fault evictions and rogue landlords. Everyone should have peace of mind and the security of a roof over their head – the law we’ve just passed delivers that.
‘We’re now on a countdown of just months to that law coming in – so good landlords can get ready and bad landlords should clean up their act.’
Despite the shift towards greater tenant protections, landlords will retain powers to recover their properties – moving in, selling up, rent arrears or anti-social behaviour – which ministers say preserves a fair balance between both parties.
Other measures coming into force from 1st May aim to curb discrimination and financial exploitation. It will become illegal for landlords or agents to raise rent more than once a year, demand more than one’s months rent upfront, hold rental bidding wars, or discriminate against tenants with children or those receiving benefits.
Councils will be responsible for enforcing the new rules, armed with tougher penalties ranging from £7,000 to £40,000 for repeated or serious breaches.
Further phases of the Renters’ Rights Bill are due to follow from late 2026, including the creation of a Private Landlord Ombudsman to resolve complaints and a national database requiring all landlords to register.
Later reforms are also set to focus on improving property standards. For example, extending Awaab’s Law and consulting on a Decent Homes Standard.
Tom Darling, director of the Renters’ Reform Coalition – a group comprised of some of the UK’s leading housing and homelessness charities – said today’s news marks a pivotal moment in renters history.
‘Today’s announcement that the end of Section 21 evictions will come into force on 1st May is huge news for England’s 12 million renters,’ Tom said. ‘We have fought for this day for so long and to now have certainty about when the last ‘no-fault’ eviction will be is crucial for our members, who will be trying to ensure as many renters as possible are aware of their new rights.
‘In addition, it will be important that the government quickly implement the whole Renters’ Rights Act – including the Private Rented Sector Database and Awaab’s Law – so that renters can feel the full benefits of this once-in-a-generation upgrading of their rights as soon as possible.’
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