England’s rental sector is on the cusp of its most significant transformation in decades, as the government has confirmed that a sweeping ban on no-fault evictions will come into force on May 1, 2026. This landmark change, part of the newly passed Renters’ Rights Act, is set to overhaul the private rental landscape for more than 11 million people, affecting both tenants and landlords across the country.
For years, tenants have lived under the looming threat of so-called "no-fault" or section 21 evictions—legal notices that allow landlords to remove tenants without providing a specific reason. This practice has left countless families and individuals with little security, often uprooting lives with just a few weeks’ notice. According to BBC News, more than 11,000 households in England had their homes repossessed by bailiffs following a section 21 eviction in the year leading up to June 2025.
The Renters’ Rights Act, described by the government as the biggest shake-up to renting in England in over 30 years, also brings an end to fixed-term tenancy contracts. From May 1, 2026, renters will move onto rolling, or periodic, agreements. This means that tenants who wish to leave can give two months’ notice at any time, a move the government says will help prevent renters from being trapped in substandard living conditions.
But the changes don’t stop there. Landlords will be prohibited from increasing rent more than once a year and from demanding more than one month’s rent upfront at the start of a tenancy. The new rules will also outlaw bidding wars between prospective tenants, a practice that has driven up rents and made competition for homes especially fierce in recent years.
Importantly, the Act introduces strong protections against discrimination: landlords will no longer be able to refuse tenants simply because they receive benefits or have children. Additionally, landlords cannot unreasonably refuse requests from tenants to own pets, unless there is a valid reason. These measures, as reported by Metro, are designed to make renting fairer and more accessible for all.
Prime Minister Keir Starmer, speaking to the Big Issue, emphasized the generational significance of these reforms: "Of course, the vast majority of landlords are respectable and reasonable, treating their tenants well and providing an important service. But it’s about time that we rebalanced the system to give renters more rights and more power in their homes. That’s exactly what this Act does." He continued, "This generational uplift in renters’ rights is about putting more power into the hands of people who have had to stand for unfair behaviour for too long. By giving renters the rights, security and protections they deserve we’ll be able to prevent homelessness, put an end to unsafe housing and make sure people can live with dignity and without fear for the future."
Housing Secretary Steve Reed echoed these sentiments, telling BBC News, "We’re calling time on no-fault evictions and rogue landlords. Everyone should have peace of mind and the security of a roof over their head – the law we’ve just passed delivers that. We’re now on a countdown of just months to that law coming in – so good landlords can get ready and bad landlords should clean up their act." Reed also reassured landlords that, under the new system, they will still be able to regain possession of their properties in certain circumstances, such as when tenants fall into significant arrears, engage in antisocial behaviour, or if the landlord intends to sell or move into the property. However, evictions for these reasons will not be permitted within the first 12 months of a tenancy.
The rollout of the Renters’ Rights Act will occur in phases. The initial changes—ending no-fault evictions, limiting rent increases, banning bidding wars, and strengthening anti-discrimination rules—take effect in May 2026. According to The Independent, the second phase, expected in late 2026, will introduce a private landlord ombudsman to resolve tenant complaints without court intervention, as well as a national database of private landlords and their properties. Further measures to ensure rental homes meet good standards will follow in a third phase.
The reforms have received strong support from renters’ groups and housing charities. Tom Darling, director of the Renters’ Reform Coalition, called the announcement "huge news for England’s 12 million renters." He told The Independent, "We have fought for this day for so long and to now have certainty about when the last ‘no-fault’ eviction will be is crucial for our members, who will be trying to ensure as many renters as possible are aware of their new rights." Sarah Elliott, chief executive of Shelter, added, "For too long, renters have lived under the constant threat of no-fault evictions. Families have been torn from their communities, with record numbers pushed into homelessness. Too many have been silenced about discrimination and unsafe conditions. Today we celebrate that their voices have finally been heard, and change is on the way."
But not everyone is celebrating. Landlord groups have voiced concerns about the speed and scale of the reforms. Ben Beadle, chief executive of the National Residential Landlords Association, warned that the deadline for implementation does not give landlords enough time to prepare. "We have argued consistently that landlords and property businesses need at least six months from the publication of regulations to ensure the sector is properly prepared for the biggest changes it has faced for over 40 years," he said in statements reported by Metro and the BBC. "Unless the Government urgently publishes all the guidance documents and written material needed to update tenancy agreements to reflect the changes to come, the plan will prove less a roadmap and more a path to inevitable failure."
Some landlords, like Maureen Treadwell from Hampshire, expressed fears to BBC News that the new laws are "anti-landlord," citing concerns about "draconian fines" and the risk of lengthy court battles to evict problematic tenants. Shadow housing secretary Sir James Cleverly argued that the reforms could "drive landlords from the market, reduce supply and send prices up for tenants," and predicted a "six-month fire sale with tenants forced out at short notice" ahead of the May 2026 start date.
The government, however, has promised to work closely with the Ministry of Justice to ensure that the court system can handle eviction cases efficiently when legitimate grounds arise. Housing Secretary Reed told BBC News, "We’re working with the Ministry of Justice to look at how we can ensure that there are not undue delays" in situations where eviction is necessary.
For those who have experienced the trauma of no-fault evictions, these changes can’t come soon enough. Victoria, a student in Durham, told BBC News how a section 21 notice forced her to suspend her studies and move back in with her parents. Kerrie Portman, who became homeless after reporting mold in her flat, described the feeling of her "whole safety net and foundation being pulled away on a whim of the landlord." Their stories underscore why campaigners have fought so hard for reform.
While the debate between tenant protections and landlord rights is far from settled, the Renters’ Rights Act marks a decisive shift in England’s approach to private renting. As the countdown to May 2026 continues, millions of tenants are looking forward to a future with greater security, dignity, and peace of mind in their homes.
