The Renters' Rights Act comes into effect: what it means for tenants and landlords

It will be illegal to discriminate against prospective tenants who receive benefits or who have children, while allowing reference and affordability checks.

The government will consult over extending Awaab's Law, which requires hazards to be repaired within a specified timeframe, into the private rental sector.

Scotland has announced rent controls expected to start in 2027.

Councils will enforce rules with a share of £60m; a Private Landlord Ombudsman is planned; a register of landlords and rental properties is hoped to be introduced later in 2026.

Lodgers living with their landlords are not covered by the new legislation; terms are defined by a license agreement between lodger and landlord.

Purpose-built student accommodation will still offer fixed-term tenancy; students have security for the academic year; landlords of student contracts can give four months' notice for moves between June and September (if everyone on the contract is a student).

Landlords must consider pet requests and cannot unreasonably refuse; grounds for refusing include allergies, space, legal restrictions, or other specified factors.

Some landlords warn the changes could make it harder for groups with insecure income or overseas students to find housing.

There are no changes to the rules of protected deposit schemes in England.

Bidding wars are illegal; new tenants cannot be asked to pay more than the advertised price.

Landlords must give two months' notice and can only increase rent once a year to the property's open market rent; tenants can challenge through a first-tier tribunal.

The Ministry of Justice notes a median 26-week wait between bringing a claim and repossession; government intends to recruit up to 1,000 judges and tribunal members to help reduce delays.

The court will not be able to award possession for 14 days after notice to allow tenants time to access support.

In court, the landlord must prove the grounds for eviction have been met, and the tenant can provide a defence.

Tenants who damage the property or commit antisocial behaviour can be given notice at any point.

If a tenant is in rent arrears, the landlord will usually have to wait until three months' money is owed before giving notice.

From May 1, 2026, a landlord wishing to evict must have a valid legal reason.

The Act applies to England. Scotland has had periodic agreements since 2017; Wales and Northern Ireland still allow fixed-term contracts.

Landlords or agents must provide tenants with an information sheet about the changes.

Existing tenants will automatically move to periodic tenancies; no new contract signing needed.

The Act is set to begin on May 1, 2026. Fixed-term tenancies of 12 or 24 months are banned; properties will be rented on a periodic basis.

The article reports the Renters' Rights Act will start on May 1, 2026, and describes it as the biggest shake-up to renting in England in over 30 years.

In the year to June 2025, more than 11,000 households in England had homes repossessed by bailiffs following Section 21 no-fault evictions.