Five things every tenant needs to know before the Renters’ Rights Act starts on 1st May.

Our Managing Director (Lettings), Kate has shared the five key changes that will affect renters across England from 1st May 2026.

With the Renters’ Rights Act 2025 due to come into force on 1st May 2026, the private rental market in England is set for its most significant shake-up in decades. The legislation introduces sweeping protections for tenants,  from the abolition of no-fault evictions to new rules on rent increases and pet ownership. Below, Kate outlines the five most important things tenants need to know before the changes take effect.

No-fault evictions are over

One of the biggest changes brought in by the new Renters’ Rights Act is the removal of no-fault evictions. Section 21, the mechanism that allowed landlords to remove tenants without giving a reason, is gone for good, and now all evictions must be based on legal grounds, such as persistent rent arrears or anti-social behaviour. 

This change should help tenants feel more secure in their homes. 

Fixed-term tenancies have been replaced with rolling contracts

Assured shorthold tenancies, including ones with a fixed end-date, will automatically be converted to periodic tenancies from the 1st May. This means all tenancies will roll on monthly with no fixed endpoint, giving renters greater flexibility. If a tenant wants to leave, they simply give two months’ written notice. 

Rent increases are capped to once a year and can be challenged. 

From next month, Landlords will only be able to raise rent once a year. Although there are no caps on the amount that rent can be increased, if you feel that your landlord has raised your rent above a fair market rate, you can make an appeal. In the meantime, your rent increase cannot take place until a formal tribunal happens. 

Bidding wars on rent are banned 

Landlords and estate agents must now advertise a set asking rent and cannot invite or accept offers above that price, which will effectively end bidding wars on rent.  

In addition, once a tenancy agreement has been signed, landlords can only request one month’s rent in advance before the tenancy begins. Demanding larger upfront sums is unlawful under the new rules.

New protections for pets, families and renters on benefits. 

The Renters’ Rights Act also introduces a legal right for tenants to request a pet. Landlords have to consider these requests fairly, and they cannot simply refuse because they would prefer not to have pets in the property. 

It will also become unlawful to discriminate against prospective tenants because they receive benefits or have children. Together, these changes aim to open up the rental market to households who have historically faced unfair barriers.

On the changes proposed within the Act, Kate said: “The changes coming into force from the 1st May represent a genuine shift in the balance of the rental market. 

“Tenants in England will now have more security and flexibility, plus they will have stronger protections than they have ever had before.  

“As we approach the 1st May, we want to make sure all of our tenants feel prepared and confident, and our team will be on hand to answer any questions you might have.”

Looking for your next home to rent? Get in touch with the Robert Watts Estate Agents team today to find out more about the homes coming to market soon, or click here to discover all of the homes available now. 

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