| Fixed-term tenancies will end, converting most agreements into rolling periodic arrangements | Section 21 ‘no-fault’ evictions will be abolished, increasing tenant security | New rules will limit rent increases and strengthen protections against discrimination |
The UK government has confirmed that the first stage of the Renters’ Rights Act will take effect from 1 May 2026, bringing significant changes to the private rented sector in England. This marks the beginning of a phased rollout of reforms designed to improve security and fairness for tenants while updating how tenancies are managed overall.
End of fixed term contracts and no fault evictions
Under the initial phase of the Act, all fixed term assured shorthold tenancies (ASTs) will automatically convert into periodic tenancies, meaning agreements will roll on a month by month basis with no set end date. Tenants will be able to end a tenancy at any time by giving two months’ notice.
The controversial Section 21 ‘no fault’ eviction will be abolished for most private rentals. Landlords will no longer be able to evict tenants without giving a legally valid reason and must instead rely on specified possession grounds under Section 8 of the Housing Act. This change is intended to provide renters with greater stability and peace of mind.
Fairer rent terms and additional
Rent increases will be limited to once per year, with at least two months’ written notice required, and tenants will be able to challenge above market rent rises at a tribunal. The Act also bans rental bidding above the advertised price, limits rent paid in advance to one month and prohibits discrimination against tenants with children or those receiving benefits.
These reforms represent the most significant update to tenancy law in decades, aiming to create a fairer and more balanced rental market as the legislation is rolled out in subsequent phases after May 2026.
It is important to take professional advice before making any decision relating to your personal finances. Information within this article is based on our current understanding and can be subject to change without notice and the accuracy and completeness of the information cannot be guaranteed. It does not provide individual tailored advice and is for guidance only. Some rules may vary in different parts of the UK.
