The Renters’ Rights Act - What Tenants & Landlords Need to Know for May 2026

The Renters’ Rights Act: What Tenants and Landlords Need to Know for May 2026

The rental landscape in England is undergoing one of its most significant transformations in decades. The Renters’ Rights Act aims to transform the experience of private renting, including by ending Section 21 ‘no fault’ evictions.

The Act will improve the current system for both the 11 million private renters and 2.3 million landlords in England. For tenants, it brings greater stability and protection from unexpected or unfair eviction. For landlords, it offers a clearer legal framework and more consistent processes.

With the first major phase of the Act taking effect on 1 May 2026, now is the time for everyone involved in renting—whether you occupy a property or manage one—to understand how the upcoming changes will affect their rights, responsibilities and day‑to‑day decisions. By preparing early, both parties can ensure a smooth transition and avoid unnecessary disputes or compliance issues.

Key changes you should know

The Renters’ Rights Act will:

• Abolish section 21 ‘no‑fault’ evictions.
  Tenants will have greater security and will be able to challenge bad practice without fear of retaliatory eviction.
• Remove fixed‑term assured tenancies. All new tenancies become periodic. Tenants able to stay in their home until they decide to end the tenancy by giving two months’ notice. This will end the injustice of tenants being trapped paying rent for substandard properties and offer more flexibility to both parties to respond to changing
  circumstances, for example, after a relationship breakdown, to take up a new job or when buying a first home.
• Ensure possession grounds are fair to both parties. The Act clarifies and expands grounds for possession, while ensuring tenants are protected from arbitrary eviction and given enough time to find a new home. Landlords must, as in the current system, go to court if a tenant does not leave. They will need to provide evidence that the ground is met.
  The Act also includes strengthened rights to reclaim properties when it’s necessary, for example to sell or move in. Tenants will benefit from a 12-month protected period
  at the beginning of a tenancy, during which landlords cannot evict them to move in or sell the property.
• Prevent landlords using rent increases as a backdoor means of eviction. The Act will ensure tenants are able to appeal excessive above-market rents which are purely designed to force them out. Landlords will be able to increase rents once per year to the market rate, and if a tenant believes the proposed rent increase exceeds market rate, they can then challenge this at the Tribunal, who will determine what the market rent should be.
• End the practice of rental bidding by prohibiting landlords and agents from asking for or accepting offers above the advertised rent.

� What you should do now

➢ Tenants: review your current agreement and understand how the transition to a periodic tenancy may affect you.
➢ Landlords: audit your agreements, eviction processes, rent review procedures and compliance documents well in advance of May 2026.

CLP Legal – Here to Help
At CLP Legal, we specialise in supporting both landlords and tenants through the complexities of property law.

If you would like guidance on how the Renters’ Rights Act will impact your tenancy or property portfolio or need assistance with any other property matter or dispute, please feel free to get in touch. CLP Legal is here to help you navigate the changes with confidence.

Contact CLP Legal today for straightforward, professional advice tailored to your situation.