What is the Renters' Rights Act 2026?
The Renters' Rights Act 2026 is a landmark piece of legislation that overhauled the private rented sector in England. It came into force on 1 May 2026 and affects every private tenant and landlord in the country — approximately 11 million renters and 4.6 million landlords.
The Act builds on years of campaigning by tenant groups and emerged from a recognition that the existing Housing Act 1988 framework, which had been largely unchanged for decades, no longer reflected the reality of modern renting. Private renting has more than doubled since the early 2000s, and millions of people now live in the private sector long-term, yet their security of tenure remained far weaker than homeowners or social tenants.
The centrepiece of the Act is the abolition of Section 21, but it also introduces sweeping changes to rent increase rules, pet ownership, upfront payments, discrimination against benefit claimants, and the creation of a new Private Rented Sector Ombudsman.
Section 21 is abolished
Perhaps the most significant change in the Act is the abolition of Section 21 of the Housing Act 1988. Section 21 allowed landlords to evict tenants without giving any reason, provided two months' written notice was given. This was widely known as the 'no-fault eviction' route.
From 1 May 2026, landlords can no longer serve a Section 21 notice. Any Section 21 notice served after this date is invalid regardless of the tenancy start date. If a landlord wishes to recover possession, they must now rely on one of the specific grounds listed under Section 8 of the Housing Act 1988.
This is a fundamental shift in the balance of power between landlords and tenants. Tenants can no longer be evicted simply because a landlord wants to sell, move back in (without a specific ground), or just because they feel like it. Each ground must be proven, and in most cases requires a court order.
Rent increases: once per year with two months' notice
The Act introduces a strict one-per-year limit on rent increases. Landlords may not raise the rent more than once in any 12-month period. In addition, landlords must give at least two months' written notice of any proposed increase, using the prescribed Form 4.
Crucially, the Act does not set a maximum percentage increase — the legal test is whether the proposed rent is at or below the market rate for the property. Tenants who believe a proposed increase is above market rate can apply to the First-Tier Tribunal (Property Chamber) to have it assessed. The Tribunal will determine the open market rent and, if the landlord's figure is higher, reduce it accordingly.
Any rent increase that does not comply with these requirements — wrong form, insufficient notice, or more than one increase in 12 months — is unenforceable. Tenants who pay under such an increase have not consented to the higher rent and may be entitled to reclaim the overpayment.
Pet ownership: landlords can no longer say no without reason
The Act makes it significantly harder for landlords to refuse pets. Tenants must make a written request to keep a pet, and landlords must respond within 28 days. A refusal must be based on one of the permitted reasons — for example, a leasehold restriction, the size of the property making it unsuitable, or a genuine allergy of another occupant.
Blanket 'no pets' clauses in tenancy agreements are now unenforceable. Landlords can, however, require tenants to take out pet insurance to cover potential damage, or allow deduction for pet-related damage from a separately agreed pet deposit (subject to deposit cap rules).
No upfront rent demands
It is now illegal for a landlord or agent to request more than one month's rent in advance at the start of a new tenancy. This change was driven by evidence that some landlords, particularly those letting to overseas tenants or those on benefits, were demanding six or twelve months' rent upfront as a condition of the tenancy.
Any term in a tenancy agreement requiring more than one month's advance rent is void. Landlords who breach this rule face a financial penalty.
Benefit discrimination is a criminal offence
Refusing to rent to someone solely because they receive Universal Credit, Housing Benefit, or another form of welfare is now a criminal offence. So-called 'No DSS' policies — named after the old Department of Social Security — are unlawful.
This does not mean landlords must rent to every applicant who receives benefits. Standard affordability and referencing checks remain lawful. What is prohibited is treating benefit receipt itself as an automatic disqualifier.
The Private Rented Sector Ombudsman
Every private landlord in England is now required to register with the new Private Rented Sector (PRS) Ombudsman. This is a mandatory requirement — not optional. Landlords who fail to register face fines of up to £40,000.
The Ombudsman provides tenants with a free, independent route to formal redress. If a tenant has a complaint about their landlord — about repairs, deposits, communication, or any other issue — and cannot resolve it directly, they can take it to the Ombudsman. The Ombudsman can order landlords to pay compensation, carry out repairs, or take other remedial action.