The law changed yesterday
On 1 May 2026, the Renters' Rights Act 2026 came fully into force across England. After years of campaigning by tenant groups and multiple failed attempts at reform, the legislation that fundamentally reshapes the relationship between private landlords and tenants is now live law.
This is not a future change to prepare for — it is in effect now. Whether you are a tenant in a flat in Manchester, a landlord with a portfolio in London, or a letting agent managing properties across the country, the rules changed overnight.
The six changes that matter most
Section 21 is abolished. From 1 May 2026, no landlord in England can serve a no-fault eviction notice. Any Section 21 notice served on or after this date is invalid. Landlords who need to recover possession must now rely on specific legal grounds under Section 8.
Rent rises are capped to once per year. Landlords must give at least two months' written notice using Form 4. Any increase above market rate can be challenged at the First-Tier Tribunal — for free.
Pet refusals require a reason. Tenants can request to keep a pet and landlords must respond within 28 days. A blanket 'no pets' policy is now unenforceable.
Upfront rent demands are illegal. Asking for more than one month's rent in advance at the start of a tenancy is a criminal offence.
Refusing tenants on benefits is a crime. 'No DSS' policies are now unlawful. Landlords who refuse an applicant solely because they receive housing benefit or Universal Credit face criminal prosecution.
All landlords must register with the PRS Ombudsman. This is mandatory, not optional. Failure to register carries fines of up to £40,000.
What tenants should do today
If you have received a Section 21 notice recently, check the date it was served. If it was served on or after 1 May 2026, it is invalid. You do not have to leave. Seek advice from Citizens Advice or Shelter before taking any action.
If your landlord proposes a rent increase, check whether it complies with the new rules: has it been served on Form 4, does it give at least two months' notice, and has your rent already been increased in the last 12 months? Use our free rent checker to assess the increase.
Start logging repairs. If your landlord is slow to address maintenance issues, a timestamped repair log is your best protection — and now, with no-fault evictions gone, you can raise issues without fear of being evicted in retaliation.
What landlords should do today
Register with the PRS Ombudsman if you have not done so already. This was the deadline. Late registration will still avoid a fine but every day of non-compliance increases your exposure.
Review your compliance checklist. Gas safety certificates, EPC records, deposit protection, Government Information Sheets — these requirements have not changed, but the enforcement environment has tightened. The landlord dashboard at Tenant Rights gives you a single view of what is outstanding and calculates your maximum fine exposure in real time.
Update your processes for ending tenancies. You can no longer serve a Section 21 notice. For any tenancies you need to end, seek legal advice about which Section 8 ground applies to your situation.