The Renters' Rights Act

Everything you need to know about the changes to tenancy law that came into effect on 1 May 2026

What are the changes being made to renting in the UK?

The Renters’ Rights Act fundamentally reforms tenancy law by abolishing no-fault evictions, turning fixed-term assured tenancies into ongoing periodic tenancies, tightening rules on rent increases, and introducing provisions that specifically affect temporary and supported accommodation.

But what do the changes really mean, and how might they affect you? Take a look at our handy guide to the changes, with insight from our colleagues and the people we support, and a quick quiz to check your understanding:

Abolition of Section 21 eviction notices

Landlords can no longer issue Section 21 (no fault) eviction notices.

This change prevents your landlord from evicting you without providing a valid reason.

This means less people will suddenly find themselves without a home through no fault of their own, reducing the amount of people falling into homelessness. Section 21 notices are currently one of the leading causes of homelessness so we at St Mungo’s welcome the decision to abolish them.

Abolition of Section 21

What are the legal grounds for possession?

The landlord or a close family member intends to move into the property as their only or principal home

The landlord intends to sell the property

The tenant owes a certain amount of rent arrears at the date of notice and at the date of court hearing

The tenant commits serious anti social behaviour

The tenant is in breach of another term of the tenancy, for example sub letting without consent or causing damage

The landlord needs to regain possession as the property is required for redevelopment or major work

To evict a tenant, Landlords will now need to issue a Section 8 notice and obtain a court order. They will also have to provide evidence on their grounds for possession, which can be appealed with the new Private Rented Sector Ombudsman.

Right to request pets

You will have strengthened rights to keep pets.

Your landlord will be unable to unfairly refuse you keeping pets in your property. You can challenge unfair refusals through the Private Rented Sector Ombudsman or the courts.

Many people end up sleeping rough because they are unable to find accommodation which allows them to stay with their pets. This welcome change will help prevent more people having to make the difficult choice between a home and their companion.

"After my landlord sold my rented flat, I lost my home once again. I couldn’t find anywhere to live with my dog Jacko at such short notice. Together Jacko and I slept on the streets for several nights before I was given a room at the St Mungo’s hostel in Lewisham."

Arwa, St Mungo's Client

Better protection against poor conditions

Awaab’s Law ensures that all renters are protected from dangerous housing conditions.

Your landlord is required to fix serious hazards, such as damp and mould, within legally defined timeframes. Originally introduced for social housing, Awaab’s Law is now being extended to the private rented sector through the Renters’ Rights Act so you can challenge unsafe conditions and your landlord must act quickly to make your home safe.

What is the Decent Homes Standard?

The Decent Homes Standard (DHS) was established in 2001 and set the minimum standard that social homes must meet, in order to improve living conditions.

By 2035, all private sector landlords will also need to adhere to this standard.

A home must be free of the most dangerous hazards.

This includes extreme cold, severe damp, or significant fire hazards within the property.

A home must be in a reasonable state of repair.

This applies to the exterior (drains, gutters and structural elements like doors and windows) and the interior - anything in relation to water, gas, electricity, heating and sanitation (i.e. basins and showers).

A home must provide core facilities and services.

Houses must have at least two of the following: a kitchen with adequate space, an appropriately located bathroom, and external noise insulation. Flats must also have adequately sized common entrances.

A home must provide thermal comfort.

All homes need to meet Minimum Energy Efficiency Standards, and should be warm and comfortable.

A home should be free of damp and mould.

Homes will not be considered compliant if the landlord has not remedied damp and mould.

Repairs should be addressed in a reasonable timeframe

Emergency repairs should be handled immediately (24 hours), urgent repairs between three and seven days, and routine repairs within two to four weeks.

Changes to rent increases

Rent increases must be in line with market rate.

This means that rent can only be raised to the amount the property could reasonably achieve if newly advertised.

To increase the rent, your Landlord must provide at least two months’ warning. If you believe the proposed increase is above market rate, you can challenge it. Landlords will also only be allowed to increase rent once per year.

At St Mungo’s, we hope the reduced threat of rent increases will provide more stability for everyone and reduce the number of people falling into homelessness.

Landlords can no longer ask for, encourage or accept offers for rent that are higher than the advertised price.

These changes apply to all landlords or anyone acting on behalf of a landlord such as a letting agent. This should prevent private rental bidding wars which drive rents higher and higher despite the original advertised price. This makes the system more fair for everyone trying to rent a property and prevents people getting priced out.

Time bound tenancies become rolling tenancies

All tenancies previously known as Assured Shorthold Tenancies will automatically convert into Assured Periodic Tenancies.

This means you will no longer be locked into fixed term contracts and can end your tenancy at any time by giving your landlord at least two months notice. Tenancies will continue unless notice is given or the landlord ends it but they must have a valid, legal reason for this.

This change prevents people becoming locked into unsuitable living situations for example in accommodation they can no longer afford or with a partner where the relationship has ended.

Renting discrimination prohibited

Landlords cannot discriminate against tenants with children or people receiving benefits.

Local authorities will have the power to issue fines to landlords for breaches, helping to ensure fairer and more equal access to housing. Unlike most parts of the Act, which apply only in England, this specific ban on discrimination will apply across the entire UK.

This puts the people we support at St Mungo’s in a better position to find rental accommodation and rebuild their lives.

The Renters' Rights Act

What are the changes being made to renting in the UK?

Abolition of Section 21 eviction notices

Right to request pets

Better protection against poor conditions

Changes to rent increases

Time bound tenancies become rolling tenancies

Renting discrimination prohibited

Abolition of Section 21 eviction notices

Right to request pets

Better protection against poor conditions

What is the Decent Homes Standard?

A home must be free of the most dangerous hazards.

A home must be in a reasonable state of repair.

A home must provide core facilities and services.

A home must provide thermal comfort.

A home should be free of damp and mould.

Repairs should be addressed in a reasonable timeframe

Changes to rent increases

Time bound tenancies become rolling tenancies

Renting discrimination prohibited

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