Renting reform: May 2026 changes
Renting in England will be transformed with a raft of major changes coming into effect from 1 May 2026.
Following the passing of the Renters’ Rights Act, the Government has now released the implementation timeline, giving clarity to the country’s more than 11 million renters and countless landlords affected. These reforms aim to provide stronger protections for tenants while preserving landlords’ rights.
The end of no-fault evictions
The headline change is the abolition of Section 21, or no-fault evictions. From May 2026, landlords will no longer be able to evict tenants without giving a legally valid reason. The intention is to provide renters with enhanced security and to reduce the instability that has, in many cases, left households vulnerable to homelessness.
However, the Act continues to recognise legitimate grounds for possession. Landlords will retain the right to recover their property in circumstances such as wishing to move back in, selling the property, dealing with rent arrears, or responding to antisocial behaviour. The government has confirmed that these grounds will be strengthened to ensure landlords can act effectively when tenancies break down.
Rolling tenancies to replace fixed-term contracts
All private rental contracts will move to rolling agreements. This means tenancy arrangements will continue month-to-month with the aim of giving tenants more flexibility and preventing them from being locked into long-term contracts. Tenants will also gain the right to end their tenancy with two months’ notice.
Restrictions on rent increases and advance payments
From May, landlords will only be able to increase rent once per year, and tenants must receive at least two months’ notice. Any rise must reflect the market rate. If a tenant considers the increase excessive, they may challenge it through a First-tier Tribunal.
Large upfront payments will also be prohibited, with landlords limited to requesting no more than one month’s rent in advance.
Ending discriminatory practices
The new reforms also target unfair and discriminatory practices, with bidding wars, where tenants are encouraged to offer above the advertised rent, being illegal from May.
Landlords will no longer be able to refuse tenants with children or those receiving benefits, although standard affordability and reference checks may still be conducted. They will also be required to fairly consider requests for pets – unreasonable blanket bans will no longer be allowed.
What’s next?
The reforms coming in May 2026 represent the first phase of the Renters’ Rights Act. Additional phases, planned for later in 2026 and beyond, will introduce:
- A new private landlord ombudsman offering quicker, out-of-court dispute resolution.
- A national landlord and property database to improve transparency and compliance.
- Further measures to ensure all rented homes meet improved safety and quality standards.
For further information, or advice on your own residential landlord and tenant issues, please contact James Hodgson on 01422 339600, or fill in an enquiry form.