Renters' Rights Act 2026 (England)

This page is informational only and is not legal advice. For advice on your specific situation please consult a solicitor or a free advice service such as Citizens Advice or Shelter.

This guide covers England only. If you're renting in Scotland, see the Scottish Government's private renting guide. In Wales, see the Welsh Government's Renting Homes guide. In Northern Ireland, see nidirect's private renting pages.

1. Overview

The Renters' Rights Act 2026 came into force on 1 May 2026 and fundamentally reformed tenant protections in England. RentRequests is built around these protections — no bidding wars, transparent terms, and a fair process for both renters and landlords.

2. End of "No-Fault" Evictions

Section 21 "no-fault" evictions are abolished. Landlords must now have a valid reason to seek possession, such as:

• Serious rent arrears (typically 2+ months overdue).
• Breach of the tenancy agreement, with notice to remedy.
• Persistent anti-social behaviour.
• The landlord moving in or selling the property — with 6 months' notice.

A landlord cannot lawfully evict you without proper notice and, where required, a court order.

3. Rent Increases

• Rent can be increased only once in any 12-month period.
• The landlord must give at least 2 months' written notice.
• Increases must be reasonable and in line with the local market — you can challenge unfair increases at the First-tier Tribunal.

4. Upfront Costs and Deposits

• Maximum deposit: one month's rent.
• Maximum rent in advance: one month.
• Deposits must be protected in a government-approved scheme (TDS, DPS or MyDeposits) within 30 days, and prescribed information given to you.
• Banned fees include application, referencing, inventory, and admin fees.
• If your deposit isn't protected you may claim up to 3× the deposit amount.

5. Pets

Landlords can no longer impose a blanket ban on pets. They must consider each request and only refuse on reasonable grounds.

6. Repairs and Maintenance

Landlord must:

• Keep the building structurally sound.
• Maintain heating, hot water, and gas/electrical safety.
• Complete repairs within a reasonable time.

You must:

• Report issues promptly.
• Keep the property reasonably clean and avoid damage beyond fair wear.
• Allow access for repairs with at least 24 hours' notice.

7. Discrimination

Under the Equality Act 2010, landlords cannot discriminate on the basis of race, sex, disability, religion or belief, sexual orientation, gender reassignment, pregnancy and maternity, age, or marriage and civil partnership. Discrimination against benefit recipients or families with children is also prohibited.

8. Eviction Process

Even with valid grounds, a landlord must:

• Give written notice of the correct length (typically 2–6 months).
• Apply to court for a possession order if you do not leave.
• Use court-appointed bailiffs to enforce — never self-help eviction.

9. Your Rights at a Glance

• Security of tenure — no eviction without a valid reason.
• One-month maximum deposit and one-month maximum rent in advance.
• Fair, once-a-year rent increases with notice.
• Protected deposits and a free dispute resolution service.
• Right to repairs and quiet enjoyment of your home.
• Right to request a pet without unreasonable refusal.
• Protection from discrimination.

10. Where to Get Help

• Citizens Advice — citizensadvice.org.uk
• Shelter — shelter.org.uk
• Your local council's housing team.
• Law centres and tenants' unions for free legal advice.
• Information Commissioner's Office (ICO) for data protection complaints — ico.org.uk

11. Contact Us

If you're experiencing issues with a landlord or agent you met through RentRequests, email hello@rentrequests.com and we'll do what we can to help.