What the Renters Rights Act Means for Tenants and Landlords in 2026

The Renters Rights Act is one of the most significant housing reforms the country has seen in decades. With the first phase taking effect on 1 May 2026, the new law aims to modernise the private rented sector and give millions of renters stronger security, clearer rights and safer homes. At the same time, it sets out a more structured process for landlords, removing uncertainty and creating a more transparent system for both sides.

Under the new rules, tenants will no longer face the risk of sudden removal through what were previously known as no fault evictions. Landlords will be required to give a valid reason if they want to reclaim a property, and all rental agreements will automatically move to open ended arrangements rather than fixed terms. This gives renters far more stability, while still allowing landlords to recover their property for legitimate purposes such as selling or moving in themselves.

The Act also introduces clearer protections around rent increases. Landlords will only be able to raise rent once per year, and tenants will have the ability to challenge rises they believe are unfair. Advertised rent prices will now be binding, stopping the growing trend of bidding wars that pushed costs beyond what many renters could manage. For new tenancies, upfront rent will be limited to one month, making it easier for tenants to move without needing large sums in advance.

Importantly, the new law also addresses discrimination. Landlords will no longer be allowed to reject applicants simply because they receive benefits or have children. This change is intended to create more equal access to housing and remove long standing barriers that prevented many families from securing a safe home.

Looking ahead, the reforms will continue to roll out across 2026 and beyond. Later in the year, the government will introduce the national Private Rented Sector Database, a new public register showing who owns and manages rented homes. A new Private Landlord Ombudsman will also launch to help renters resolve disputes without the need for lengthy court processes. Future updates will focus on raising property standards further, targeting issues like damp, mould and inadequate heating systems to ensure homes are warm, safe and energy efficient.

For tenants, these changes offer greater confidence and a clearer understanding of their rights. For landlords, they provide a more structured system that balances accountability with the ability to manage their properties effectively. Together, these reforms represent a major shift toward a fairer and more transparent rental market.