The Renters’ Rights Act came into force today. It is the biggest change in the private rented sector for a generation. While it officially became law in late 2025, today—Friday, May 1, 2026—marks the moment it takes full effect.
The RRA aims to professionalise the sector. For landlords and housing providers, the Act brings clearer rules and more accountability. For tenants, stronger protections and better living conditions.
The End of the Fixed-Term Era
From today, the traditional fixed-term tenancy is over. All new and existing agreements are moving to a rolling, periodic system. This gives tenants the flexibility to give two months’ notice at any time.
Additionally, Section 21 “no-fault” evictions end. Landlords can no longer regain possession of a property without a valid reason. If you need to sell a property or a tenant falls into significant rent arrears, the law still protects your right to act, but the process is now more structured.
Fairness in Rent and Recruitment
The Act also changes how homes are marketed and priced. To stop “bidding wars”, it is now illegal to accept rent offers above the advertised price. Additionally, rent increases are capped at once per year, and tenants have a formal route to challenge any hike they feel is above the local market rate.
Blanket bans on families with children or those receiving benefits are now illegal. While decisions must still be commercially sound and based on a tenant’s ability to afford the rent, they must now be based on facts rather than assumptions or stereotypes.
Higher Standards and Awaab’s Law
Quality is now a legal mandate. The Decent Homes Standard now covers the private sector too. Furthermore, under Awaab’s Law, landlords are legally required to act within strict timeframes to fix hazards like damp and mould.
These new rules ensure that bad landlords are held accountable and brings the entire sector up to a consistent, safe, and professional level.
The Bottom Line for Landlords and Lenders
For landlords, staying ahead means keeping records, acting quickly on repairs, and being transparent with pricing. For lenders, it means looking at portfolios through the lens of long-term compliance rather than short-term turnover.
A Summary of the Key Changes
- Abolition of Section 21: Landlords can no longer evict tenants without specific grounds.
- Periodic Tenancies: All tenancies will become periodic allowing tenants to give two months’ notice to leave.
- Rent Restrictions: Rent can only be increased once per year, and tenants can challenge unfair increases.
- No More Bidding Wars: Landlords cannot encourage or accept higher rent bids.
- Pets and Pets Rent: Tenants have the right to request a pet, and landlords cannot unreasonably refuse.
- Anti-Discrimination: It is illegal to refuse tenants because they have children or receive benefits.
- Landlord Database: A new national database will allow landlords to register and tenants to check compliance.
- Enforcement: Local councils get greater enforcement powers to issue penalties, effective December 2025.
For more information visit:
https://www.gov.uk/government/publications/guide-to-the-renters-rights-act/guide-to-the-renters-rights-act
