Renters’ Rights Act to begin on 1 May 2026 – Government announces

England’s private rented sector will undergo its biggest overhaul in years, as the government confirms the Renters’ Rights Act will come into force on 1 May 2026.

The plan sets a firm timetable for landlords, agents and tenants ahead of what ministers describe as a generational shift in housing rights.

From that date, private renters will see the end of Section 21 notices.

Landlords wanting to evict should know that ongoing Section 21 claims will continue if started before the deadline.

Any notice served before 1 May next year must progress to court by 31 July to remain valid.

After the law’s introduction, landlords will need a specific reason to evict.

Good landlords to get ready

Housing Secretary Steve Reed said: “We’re calling time on no-fault evictions and rogue landlords.

“Everyone should have peace of mind and the security of a roof over their head – the law we’ve just passed delivers that.”

He added: “We’re now on a countdown of just months to that law coming in – so good landlords can get ready and bad landlords should clean up their act.”

Periodic tenancies

The new law will also see all tenancies becoming periodic, that’s a tenancy without an end date.

Renters can challenge rent rises under the law, and pet requests must be considered fairly.

Tenants can leave with two months’ notice, from day one.

Landlords will retain grounds to recover properties if they intend to sell, move in or tackle rent arrears and anti-social behaviour.

Rent price bidding wars will be illegal, as are rent rises of more than once within a 12-month period.

Landlords and agents will not be able to ask for more than one month’s payment in advance.

And rejecting renters because they receive benefits or have children will become unlawful.

Councils get more powers

The government announcement also makes clear that councils will take responsibility for enforcing the new system.

From next May, they will be able to issue tougher penalties, with fines of up to £7,000 for breaches.

That figure can rise to £40,000 for repeat or serious violations.

Rent repayment orders will also apply, giving tenants or local authorities the ability to recover money when offences occur.

To help pay for enforcement, local housing authorities will receive a share of more than £18 million in additional funding to help them prepare.

The justice system will be supported with extra resource, including the creation of a digital process to streamline possession applications.

Three stages to roll out

The Renters’ Rights Act will unfold in three stages and later this year, the government will introduce a Private Landlord Ombudsman.

This will offer a free independent route to resolve tenant issues without going to court.

A new national database covering all landlords and rented homes will also begin to roll out area by area across England next year.

Ministers plan to apply a Decent Homes Standard to private rentals for the first time and are preparing a consultation on extending Awaab’s Law to the sector.

The wider package includes upgrades to the Housing Health and Safety Rating System and long-term plans for tighter EPC energy-efficiency rules.

The intention is that rented homes will reach EPC rating C or better by 2030, unless exempt.

RRA supporters give their reaction

Ben Twomey, the chief executive of Generation Rent, said: “This new law is a vital step towards re-balancing power between renters and landlords and should be celebrated.

“Our homes are the foundation of our lives, but for too long our broken renting system has left renters staring down the barrel of poverty and homelessness.

“For decades, Section 21 evictions have forced renters to live in fear of being turfed out of our homes, preventing us from raising valid concerns with our landlords.

“At last, we know when this outdated and unfair law will be sent packing.

“This Renters’ Rights Act is the result of years of tireless campaigning from the renter movement, alongside the dedication and strength of ordinary renters.

“With change on the horizon, I hope that renters across England can rest a little easier tonight in recognition of what we have achieved together.”

Tom Darling, the director of the Renters’ Reform Coalition, which includes Shelter, Generation Rent, Citizens Advice and ACORN, said: “Today’s announcement that the end of Section 21 evictions will come into force on 1st May is huge news for England’s 12 million renters.

“We have fought for this day for so long and to now have certainty about when the last ‘no-fault’ eviction will be is crucial for our members, who will be trying to ensure as many renters as possible are aware of their new rights.

“In addition, it will be important that the government quickly implement the whole Renters’ Rights Act – including the Private Rented Sector Database and Awaab’s Law – so that renters can feel the full benefits of this once-in-a-generation upgrading of their rights as soon as possible.”

Sarah Elliott, the chief executive of Shelter, said: “Today marks a pivotal step forward for England’s 11 million renters as the government unveils its roadmap for implementing the landmark Renters’ Rights Act.

“This is the result of years of determined campaigning by renters across the country who refused to accept the injustices of a broken private rental system.

“For too long, renters have lived under the constant threat of no-fault evictions.

“Families have been torn from their communities, with record numbers pushed into homelessness.

“Too many have been silenced about discrimination and unsafe conditions.

“Today we celebrate that their voices have finally been heard, and change is on the way.

“But renters must understand that their rights will not change today.

“The current system remains in place until the new rights come into force from May 1, 2026.

“Until then, we stand ready to support renters and help them understand the vital changes the Act will introduce.”

Property 118 commercial reality check

The sector is shifting to rules that reward precision, documentation and readiness. Noise will rise as the deadline approaches, although commercially minded landlords will treat this as a scheduling exercise, not a crisis.

What serious landlords should do next

Map your tenancy cycles now. A clean register of tenancy types, notice dates, rent review schedules and evidence files will protect your position when periodic agreements become universal.

Create a possession readiness checklist for each unit. Clear evidence trails for arrears, conduct issues and property use intentions will decide outcomes once Section 21 closes.

Stress test your rent modelling. One rent increase every 12 months means your numbers must be right the first time. A simple 24 month cashflow forecast per property will highlight gaps early.

If you are considering selling, it is worth reviewing this guide on calculating Capital Gains Tax before making any decisions:
https://www.property118.com/why-every-landlord-should-calculate-cgt-before-selling-a-single-property/

Advantage Through Professionalism

Structured landlords will outperform those who wait for enforcement to find them. Preparation beats panic. Clean records beat assumptions. Consistency beats improvisation.