1st May 2026
What the changes coming in from today, Friday 1st May mean for you – including the ban on Section 21 no fault evictions, and new rules on pets and rent increases.
On 1 May 2026, new laws kicked in to give 11 million renters stronger rights, better protections and more security in their homes.
These changes are the most significant in nearly 40 years and will transform renters’ experiences.
How have renters’ rights improved?
No more Section 21 ‘no-fault’ evictions – private landlords can no longer evict tenants without a valid reason.
Goodbye to fixed contracts – all tenancies in the private rented sector will roll on from month to month or week to week (depending on your arrangement) with no end date, giving renters more flexibility. Tenants can end them with two months’ notice.
Fairer rent rules – landlords can only raise rent once a year and renters can challenge unfair hikes.
No more bidding wars – landlords must stick to no more than the advertised rent price.
One month’s rent upfront, max – landlords can’t ask for more.
No discrimination – it’s now illegal to refuse tenants just because they receive benefits or have kids.
Pets welcome – renters can now ask to live with a pet and landlords must reasonably consider it.
Is Section 21 (no-fault eviction) still legal?
No – these have been banned for good, so tenants can no longer be evicted by a private landlord without a valid reason.
What about landlords? How can a landlord evict a tenant after Section 21 is gone?
Landlords can still get their property back for clear reasons – like selling up, moving in, or dealing with rent arrears or anti-social behaviour.
The changes aim to strike a fair balance between renters and landlords, making the system more stable, safer and easier to understand.
The government is also investing in the courts to help tenants and landlords see justice quicker, with boosted powers and funding for councils now in place to tackle the minority of bad landlords.
How will the Act affect rent increases?
Landlords can only raise rent once a year and renters can challenge unfair hikes.
The changes also put a stop to bidding wars - Landlords must stick to no more than the advertised rent price.
What’s coming next?
From late 2026 onwards, phase 2 of the Renters’ Rights Act will begin, with work to roll out more improvements like:
A Private Rented Sector Database
This is a register of all landlords and rental properties in England, so you can check who you’re renting from. The new online database will be rolled out gradually by area from late 2026, showing who is renting out homes across England. You’ll be able to check your landlord and see if they’re properly registered once it is live in the area you live.
A free complaints service
A new independent Private Landlord Ombudsman will help renters sort complaints against landlords quickly and fairly, without needing to go to court. It will also support landlords with tools, guidance and training on handling complaints from tenants early.
Progressing future plans – warmer and safer homes
The government is also continuing work to improve living conditions in privately rented homes. Consultations will inform their timelines.
New rules in the future will raise the standard of rented homes - tackling damp, mould and dangerous conditions. Landlords will need to fix serious hazards faster and make homes more energy efficient, helping tenants stay warm and cut bills.
This is what is coming:
Quick landlord action to fix hazards
The government is looking to extend Awaab’s Law to private rentals - forcing landlords to act fast when homes are unsafe. A consultation on how best to do this will be launched soon, so private tenants can benefit from protections like those already supporting social housing tenants.
Greener homes by 2030
By 2030, all privately rented homes must meet new energy efficiency standards (EPC rating C or better) unless exempt. That means better insulation, lower bills and greener living.
A new Decent Homes Standard by 2035 for private rentals
For the first time, the government will introduce a Decent Homes Standard for privately rented homes - a clear set of rules to make sure every rented property is safe, warm and in good repair.
This new standard will help raise the bar across the board, giving renters confidence that their home meets basic safety and quality rules - and giving councils more power to crack down on landlords who don’t meet them.
How do I exercise my new rights?
First of all, landlords are responsible for sticking to these new rules – and your local councils now have stronger powers to act if your landlord breaks them.
Should you need help as a renter, the process you follow depends on the type of dispute you want to raise. The government’s guidance is a good starting point to check how you approach different rental issues: Renting a property - GOV.UK.
You are encouraged to raise concerns with your landlord in the first instance before taking any formal steps. But if you think they might be breaking the law, you might want to get in touch with your local council. Councils have significant powers to take enforcement action including higher fines and prosecution.
In the future, a new Private Rented Sector Ombudsman will provide quick, fair, impartial and binding resolution for tenants’ complaints about their landlord.
Scotland Already Has Many Renter Rights
The key thing to understand is that Scotland is not starting from the same place as England. Many of the headline reforms in the new Renters’ Rights Act (which came into force in England on 1 May 2026) are already standard in Scottish law, so the change north of the border is much smaller and more targeted.
Here’s a clear comparison.
England (from 1 May 2026) – big shift
The new system in England is a major overhaul:
No more “no-fault” evictions (Section 21 banned)
All tenancies become rolling (no fixed terms)
Rent rises limited (once a year, challengeable)
Ban on rental bidding wars and limits on upfront rent
Right to request pets
Ban on discrimination against tenants with children or on benefits
In short: England is catching up with a more regulated, tenant-focused system.
Scotland – already had many of these rights
Scotland has had a different tenancy system since 2017 (Private Residential Tenancy system), so:
Already in place in Scotland
No-fault eviction already abolished years ago
Open-ended (rolling) tenancies already standard
Stronger eviction grounds required (landlord must give a reason)
Rent controls / limits in some areas and formal challenge routes
That’s why commentators often say Scotland is ahead of England on tenant security.
What actually changes in Scotland from 1 May 2026?
The new UK-wide Act does apply in a limited way, mainly around fairness and discrimination:
New (or strengthened) rules
It is now an offence to discriminate against tenants because they:
have children
receive benefits
Landlords must remove discriminatory wording or policies
These rules apply even if behaviour started before May but continues after
This is one of the main new legal changes in Scotland on that date.
Additional Scottish reforms (separate from the Act)
Scotland is also introducing its own housing reforms through the Housing (Scotland) Act 2025, which include:
Easier rules for ending or changing joint tenancies
Greater tenant control over treating a property as a long-term home (e.g. pets, modifications)
Continued focus on rent controls and affordability measures (via separate policy tools)
Key difference in one sentence
England is undergoing a major reform in 2026; Scotland mostly already had those protections and is making smaller, targeted updates.
In England: 1 May 2026 is a big turning point—new rights, new system
In Scotland:
Core tenant protections were already in place
The main 2026 change is stronger anti-discrimination rules.
Broader reforms are happening through Scottish legislation, not the UK Act.