The Renters’ Rights Act is one of the biggest changes to private renting in England for years.
The changes started from 1 May 2026 and affect how landlords let out private rental properties, how tenants can be asked to leave, how rent increases work and how tenancies are structured. The government says the Act has changed how landlords let out private properties in England.
For renters, the headline change is that landlords can no longer serve a new Section 21 “no-fault” eviction notice from 1 May 2026. The government’s tenant guidance also says landlords cannot give a new Section 21 notice on or after that date.
For landlords, the new system means more reliance on specific possession grounds, clearer processes and more careful paperwork.
This guide explains the changes in plain English.
Quick Answer: What Changed Under the Renters’ Rights Act?
The Renters’ Rights Act changed several parts of private renting in England.
The main changes include:
- Section 21 “no-fault” evictions ending for new notices
- most assured shorthold tenancies moving to periodic tenancies
- rent increases being limited to once a year
- tenants being able to challenge above-market rent increases
- new rules around how landlords regain possession
- stronger protections for renters
- clearer expectations for landlords
This does not mean tenants can never be evicted. It means landlords need a valid legal reason and must use the correct process.
What Happened to Section 21?
Section 21 was often called a “no-fault eviction” route because landlords could use it to regain possession without giving a specific reason.
From 1 May 2026, landlords in England can no longer serve new Section 21 notices. Government guidance says landlords now need to use the reformed possession grounds if they want to regain possession.
This matters because many renters worried about being asked to leave even when they had not done anything wrong.
However, there are transitional rules for some notices served before the change. The government has separate guidance for landlords who gave a valid Section 8 or Section 21 notice before 1 May 2026.
What Happened to Fixed-Term Tenancies?
One of the biggest changes is the move away from most fixed-term assured shorthold tenancies.
Under the new system, most private rented tenancies are periodic. This means they roll on from rental period to rental period, rather than being locked into a fixed end date in the same way.
For many renters, this may feel more flexible because they are not tied into a long fixed term if their circumstances change.
For landlords, it means they need to understand the new rules around notices, possession grounds and rent increases.
Can Tenants Leave More Easily?
Under the new system, tenants generally have more flexibility to leave by giving the correct notice.
This can help renters who need to move because of work, family changes, affordability problems, health issues or unsuitable housing.
However, tenants should still check:
- how much notice they need to give
- whether the notice must be in writing
- when the notice period starts
- whether rent is paid monthly or weekly
- what their tenancy agreement says
- whether they have any outstanding rent or damage issues
Renters should not simply stop paying rent or leave without checking the proper process.
How Do Rent Increases Work?
Rent increases are one of the biggest practical issues for renters and landlords.
Under the new rules, landlords normally need to use the correct legal rent increase process, and rent increases are generally limited to once a year.
Renters may also be able to challenge a rent increase if they believe it is above the market rent for similar properties.
This matters because some renters may worry that the end of Section 21 could simply be replaced by unaffordable rent increases.
For landlords, it means rent increases need to be handled carefully, with proper notice and evidence that the proposed rent is realistic for the local market.
Can Landlords Still Get Their Property Back?
Yes. The end of Section 21 does not mean landlords can never regain possession of their property.
Instead, landlords need to use valid possession grounds. These may cover situations such as selling the property, moving back into the property, serious rent arrears, anti-social behaviour or other legal reasons.
The important difference is that landlords need to follow the correct route and give the correct notice.
For renters, this means a landlord should not simply say “you need to leave” without using the proper legal process.
For landlords, it means paperwork, timing and the reason for possession matter more than ever.
What Does This Mean for Renters?
For renters, the Renters’ Rights Act is designed to provide more security and reduce the fear of being asked to leave without a clear reason.
The changes may help renters feel more confident about reporting repairs, challenging unfair rent increases or staying settled in a home for longer.
However, renters still need to understand their responsibilities.
Renters should still:
- pay rent on time
- look after the property
- report repairs properly
- keep records of messages
- check any formal notices carefully
- seek advice if they are unsure
- understand how much rent they can afford
A stronger legal position does not remove the need for careful budgeting.
What Does This Mean for Landlords?
For landlords, the Renters’ Rights Act means the private rental sector is becoming more formal and more process-driven.
Good landlords who already keep records, maintain properties and follow proper procedures may find the changes easier to manage.
Landlords may need to pay closer attention to:
- tenancy paperwork
- rent increase notices
- possession grounds
- repair records
- communication with tenants
- compliance duties
- property condition
- local market rent evidence
For some landlords, the changes may feel manageable. For others, especially those already facing higher mortgage costs or repair bills, it may be another reason to review whether the property still works financially.
Could the Renters’ Rights Act Push More Landlords to Sell?
It could influence some landlords, but it is unlikely to be the only reason.
Many landlords make decisions based on a mix of mortgage costs, tax, repairs, regulation, rent levels, property values and long-term plans.
The Renters’ Rights Act may be one more factor in that calculation.
That is why this topic connects closely with the question of whether some landlords are selling up in 2026.
If fewer landlords enter the market, or more landlords sell, rental supply could become tighter in some areas. That may create pressure for renters even while the law gives them stronger rights.
Landlords are selling up in 2026
Renters’ Rights Act 2026 FAQs
Has Section 21 been abolished?
For new notices in England, landlords can no longer use Section 21 “no-fault” eviction notices from 1 May 2026. Landlords now need to use valid possession grounds and follow the correct legal process.
Can landlords still evict tenants?
Yes. The end of Section 21 does not mean tenants can never be evicted. Landlords can still seek possession using legal grounds, such as selling the property, moving back in, serious rent arrears, anti-social behaviour or other valid reasons.
Do tenants still have to pay rent on time?
Yes. Tenants still need to pay rent on time, look after the property and follow the tenancy agreement. The new rules give renters more security, but they do not remove tenant responsibilities.
Can rent still go up under the Renters’ Rights Act?
Yes. Rent can still increase, but landlords need to use the proper rent increase process. Renters may be able to challenge increases they believe are above market rent.
Can tenants leave more easily?
In many cases, tenants have more flexibility under periodic tenancies, but they still need to give the correct notice. Renters should check their tenancy agreement and avoid leaving without following the proper process.
Does the Renters’ Rights Act apply across the whole UK?
The Renters’ Rights Act mainly affects private renting in England. Scotland, Wales and Northern Ireland have their own rental rules, so renters and landlords should check the rules for their area.
Will the Renters’ Rights Act make rents cheaper?
Not necessarily. The Act gives renters more protection, but rents are still affected by supply, demand, wages, landlord costs, mortgage rates and local market pressure.
Will more landlords sell because of the Renters’ Rights Act?
Some landlords may decide to sell, but rental reform is usually only one factor. Mortgage costs, tax, repairs, regulation and long-term plans can all affect whether a landlord keeps or sells a rental property.
Useful Links and Calculators
You may also find these useful:
Are Landlords Selling Up in 2026?
Read more about why some landlords are reviewing rental property and what it could mean for renters and buyers.
UK Rent Affordability Calculator 2026
Check whether a rent payment may be affordable after income, bills, debts and regular monthly costs.
UK Mortgage Repayment Calculator 2026
Estimate monthly mortgage repayments before making an offer or comparing property prices.
Free UK Cost Calculators
Explore tools for rent affordability, mortgage repayments, cost of living, household bills, student budgets and more.
Final Thought
The Renters’ Rights Act 2026 changes the balance of private renting in England.
For renters, it may offer more security and clearer protection. For landlords, it means more formal processes and more careful paperwork.
But the bigger picture is still affordability.
A rental market only works well when tenants can afford decent homes and good landlords still feel able to provide them.