New UK Renters' Rights Law Takes Effect

England will bring the Renters' Rights Act into force on Friday, May 1, reshaping rules for landlords and tenants in the private rented sector. Officials have described the legislation as the biggest overhaul in more than 30 years, with the stated aim of improving stability and security for more than 11 million private renters.

The changes apply across England and are designed to alter how tenancies operate, how evictions can be pursued, and how rent rises are handled. Local councils will be responsible for enforcing key parts of the new framework, including penalties for serious or repeated breaches.

Rolling tenancies replace fixed terms

Under the act, fixed-term tenancies will be abolished and replaced with periodic, rolling contracts. Tenants will be able to stay in a property indefinitely under the new structure.

When a tenant chooses to leave, the law sets a two-month notice period. The shift is intended to reduce forced moves linked to the end of fixed terms and to standardize notice expectations for renters.

Section 21 no-fault evictions end from May 1

From May 1, landlords will no longer be able to use Section 21 “no-fault” evictions. Instead, they will need a valid legal reason to seek possession, such as selling the property or tenant misconduct.

The act also sets a transition point for existing cases. Eviction notices issued before late April 2026 will remain valid, meaning some proceedings may continue under earlier notices even after the new rules begin.

Limits on rent rises and a route to challenge increases

The legislation restricts rent increases to once a year and requires landlords to give two months’ notice before an increase takes effect. Tenants will have the option to challenge rent rises they consider excessive.

Challenges will be heard at a first-tier tribunal, providing a formal mechanism for disputes over rent levels under the new annual limit and notice requirements.

Discrimination ban and council enforcement powers

The act prohibits discrimination against tenants who receive benefits or who have children. The measure is intended to address barriers some households face when trying to secure a private rental home.

Enforcement will sit with local councils, which will be able to issue fines of up to £40,000 for serious or repeated breaches. The government is also recruiting up to 1,000 judges and tribunal members, citing the need to manage potential court and tribunal backlogs as the system adjusts.

Landlord concerns and the next phases

Some landlord groups have raised concerns that the changes could increase delays when seeking to remove tenants who cause problems, pointing to the risk of longer timelines in the courts.

A later phase known as “Awaab’s Law” is expected by 2027 and will require timely repairs for hazards. A broader “Decent Homes Standard” is not expected to be enforced until 2035, leaving a long lead time before that standard is applied.