What is the Renters' Rights Act and who does it cover?

For private tenants and landlords in England.

Applies to: England Last checked against official sources: 6 October 2026

The Renters' Rights Act 2025 changes private renting in England. The main tenancy changes started on 1 May 2026.

Section 21 "no fault" evictions have been abolished.
All assured tenancies, including assured shortholds, became rolling tenancies on 1 May 2026.
Rent can only go up once a year, with at least 2 months' notice.
Rental bidding is banned, and landlords cannot ask for more than one month's rent in advance.
Landlords cannot refuse tenants because they have children or get benefits.
A landlord database starts rolling out from late 2026, and joining a new landlord ombudsman is expected to become compulsory in 2028.

Different in Scotland, Wales or Northern Ireland

Rules may be different in:

Scotland: Check mygov.scot for Scotland
Wales: Check gov.wales for Wales
Northern Ireland: Check nidirect for Northern Ireland

Key facts

Royal Assent: 27 October 2025
Main changes from 1 May 2026
Section 21 abolished
Rent rises once a year

Who the Act covers

The new tenancy rules apply to private renters in England with an assured tenancy. On 1 May 2026, all assured tenancies, including assured shorthold tenancies, became rolling (assured periodic) tenancies. Any end date in your agreement no longer applies.

You are usually covered if:

the home is your main home
your landlord does not live there
you have your own room, even if you share a kitchen or bathroom

Who is not covered

Lodgers who share the home with their landlord
Council tenants
Students in purpose-built student housing covered by a national code of practice
Tenancies with a fixed term of more than 21 years
Rent of more than £100,000 a year, or under £250 a year (under £1,000 in London)
Holiday lets and business tenancies

Social housing tenancy changes are due at a later date. Some social landlords keep their own rent increase rules.

What changed on 1 May 2026

Change	What it means for you
Section 21 abolished	Landlords need a legal reason (ground) to end your tenancy
Rolling tenancies	You can stay with no end date, and leave with 2 months' notice
Moving in or selling	Landlord must give 4 months' notice, and cannot use these in your first 12 months
Rent arrears	Mandatory ground now needs 3 months' arrears and 4 weeks' notice
Rent increases	Once a year, section 13 process, at least 2 months' notice
Rental bidding	Landlords must state an asking rent and cannot accept offers above it
Rent in advance	No more than one month's rent before the tenancy starts
Pets	Landlords must consider a request within 28 days and cannot refuse unreasonably
Discrimination	Landlords cannot refuse you for having children or getting benefits

Still to come

From late 2026: a private rented sector database where landlords must register starts to roll out.
Expected in 2028: landlords will have to join a new landlord ombudsman, which tenants can complain to.
Dates not yet set: Awaab's Law (deadlines to fix serious hazards like damp and mould) for private renters, and a new Decent Homes Standard, proposed for 2035 or 2037.
By 2030: a minimum energy rating of EPC C for rented homes.

Special cases

Old notices: section 21 notices given before 1 May 2026 could only be used until 31 July 2026 at the latest, so they can no longer be used.
Student houses: a landlord letting a shared house to full-time students can use a special ground to get it back for the next academic year, with 4 months' notice.

How the rules are enforced

Councils enforce the new rules. Fines for landlords can be up to £7,000 for a first breach, and up to £40,000 for repeat or serious breaches, or a criminal prosecution. Tenants can claim back up to 24 months' rent through a rent repayment order in some cases.

If you live in Scotland, Wales or Northern Ireland

The tenancy changes apply in England only. The Act has separate sections banning discrimination against renters with children or on benefits in Scotland (in force from 1 May 2026) and Wales (in force from 1 June 2026). Scotland has its own private residential tenancy, and Wales has its own occupation contracts.

Related guides

Where this comes from

Get it done

This takes you to the official service, which is free to use.

Read the tenants' guide

Common questions

When did the Renters' Rights Act start?

It became law on 27 October 2025, and the main tenancy changes started on 1 May 2026.

Does my fixed-term tenancy still end on its end date?

No. On 1 May 2026 all assured tenancies became rolling tenancies, so end dates in agreements no longer apply.

Does the Act cover social housing?

The tenancy changes for social housing are due at a later date.

Official sources

1.Assured periodic tenancies: guide for tenantswww.gov.uk/assured-periodic-tenancies-tenants
2.Guide to the Renters' Rights Actwww.gov.uk/government/publications/guide-to-the-renters-rights-act/guide-to-the-renters-rights-act
3.Renters' Rights Act 2025: implementation roadmapwww.gov.uk/government/publications/renters-rights-act-2025-implementation-roadmap/implementing-the-renters-rights-act-2025-our-roadmap-for-reforming-the-private-rented-sector

Checked against GOV.UK on 6 October 2026

Ask about your situation

Please don't include your name, address, National Insurance number or health details. See our privacy notice.