The Renters Rights Act, which received Royal Assent in 2025, introduces the most substantial changes to rental legislation in decades. As implementation phases continue throughout 2026, tenants gain enhanced protections, clearer rights, and stronger recourse against unfair practices. Understanding these changes empowers you to advocate for yourself effectively and make informed decisions about your housing.
The end of Section 21 ‘no fault’ evictions
One of the most significant changes affects how landlords can end tenancies. Section 21 notices, allowing landlords to evict tenants without providing reasons, are being phased out during 2026. This means landlords can only end tenancies using specific grounds for possession, and they must justify their reasons.
For tenants, this creates substantially greater security. You cannot be forced to leave simply because your landlord decides they want the property back without legitimate grounds. Landlords must now have valid reasons such as selling the property, moving in themselves or close family members, or addressing serious rent arrears or antisocial behaviour.
This change doesn't mean landlords can never end tenancies, but it does mean they must follow proper procedures and have justifiable grounds. You gain protection against arbitrary evictions and retaliatory removal after requesting repairs or exercising your rights.
New tenancy structures
Fixed-term tenancies are transitioning to rolling periodic tenancies from the outset. Rather than signing six or twelve-month fixed terms, new tenancies become periodic immediately, continuing month-to-month depending on rent payment frequency.
This provides flexibility for tenants needing to move for work, family, or other reasons without facing penalties for leaving during fixed terms. You're no longer locked into specific periods unable to give notice until the fixed term expires.
Decent Homes Standard applies to private rentals
The Decent Homes Standard, previously applying only to social housing, is extending to private rentals during 2026. This establishes minimum property condition requirements covering heating, insulation, facilities, and overall repair standards.
Properties must be free from hazards, have reasonably modern facilities including kitchens and bathrooms, provide adequate heating and insulation, and maintain good structural repair. These are mandatory requirements landlords must meet.
If your rental property fails to meet these standards, you have grounds to request improvements. Local authorities gain enhanced enforcement powers to compel landlords to address failures, and persistent non-compliance can result in financial penalties.
Rent increase limitations
New regulations limit how frequently landlords can increase rents. Increases cannot occur more than once annually, providing predictability for household budgeting. When landlords propose increases, they must follow proper procedures and provide adequate notice.
You gain stronger rights to challenge excessive rent increases through the First-tier Tribunal. If a proposed increase exceeds fair market rent, you can request independent assessment based on comparable properties and local market conditions.
Enhanced property condition rights
The Act strengthens your rights to request repairs and hold landlords accountable for maintenance. Landlords must respond within reasonable timeframes, and you have clearer recourse if they fail to act promptly.
You cannot be evicted in retaliation for requesting repairs or reporting property condition concerns to local authorities. These protections are now more robust and easier to enforce.
Protection from discrimination
Enhanced protections prevent landlords from discriminating against tenants receiving benefits or with children. Blanket bans on benefit recipients become prohibited, and landlords must assess applications based on affordability rather than income source.
Families with children cannot face automatic exclusion. While landlords may consider property suitability, they cannot refuse all applicants with children as a blanket policy.
Deposit protection improvements
Enhanced provisions ensure faster deposit returns at tenancy end. Landlords must provide detailed evidence for any deductions, with disputes resolved more quickly through improved alternative dispute resolution processes.
Timescales for returning deposits tighten, preventing unnecessary delays unless genuine disputes exist.
Understanding enforcement
These rights are only effective when enforced. Familiarise yourself with local authority housing teams, Citizens Advice, and housing charities who can support complaints and enforcement action.
Document everything including repair requests, landlord responses, property condition issues, and all communications. Written records are invaluable if disputes arise.
What this means for you
The Renters Rights Act provides significantly stronger protections than before. You gain security against arbitrary eviction, clearer standards for property condition, and better routes to resolve disputes.
However, protections only work if understood and exercised. Take time to learn your rights, keep good records, and seek advice when problems occur.
Contact us for guidance on exercising your protections and addressing landlord issues