Renting is Changing: What the New UK Tenancy Laws Mean for You (May 2026)

Renting is Changing: What the New UK Tenancy Laws Mean for You (May 2026)

Big changes are coming to private renting in England. On 1st May 2026, the UK government is implementing sweeping reforms to tenancy law that will affect how landlords, letting agents, and tenants manage rental properties.

Whether you're a tenant wondering about your new rights, or a landlord preparing for the changes, this guide breaks down what you need to know — in plain English.

Important: All information in this article is based on the UK government's official Housing Hub guidance on “Renting is changing”. We are not a law firm or a government body. This post is for information only and is here to help you understand the changes and find the official sources.

What’s changing on 1st May 2026?

The government is introducing new rules to make renting fairer, safer, and more secure for tenants, while giving landlords clearer legal processes. Here are the main changes.

1. Section 21 “no fault” evictions are abolished

What this means:

Landlords will no longer be able to evict tenants without giving a legally valid reason (a “possession ground”).

Tenants can stay in their homes unless the landlord has a specific reason allowed by law, such as selling the property, moving in themselves, serious rent arrears, or anti-social behaviour.

For tenants:

You get more security. You can’t just be told to leave at the end of a fixed term “for no reason” via Section 21.

For landlords:

You can still regain possession, but only using proper grounds and processes. Good documentation and communication become more important.

2. All tenancies become “rolling” (periodic) tenancies

What this means:

Fixed-term assured shorthold tenancies (like 6 or 12 months) will be replaced by open-ended, rolling tenancies.

Existing tenancies will convert to periodic tenancies from 1st May 2026.

Tenants can stay indefinitely until they choose to leave (by giving notice) or the landlord uses a valid ground to end the tenancy.

For tenants:

You don’t have to worry about “renewals” in the same way. You have more long‑term stability.

For landlords:

You lose some flexibility on fixed end dates, but you still have routes to recover the property when you genuinely need to, using the new grounds.

3. Rent increases limited to once per year

What this means:

Landlords will only be able to increase rent once every 12 months.

They must give tenants at least 2 months’ written notice before the increase takes effect, using new government forms that will be published before the rules start.

Tenants will be able to challenge unfair increases through formal routes if they believe the rise is excessive.

For tenants:

More predictability. No surprise multiple increases in a single year and more time to plan.

For landlords:

You can still raise rents, but you must follow the formal, documented process and stick to the annual limit.

4. Rental bidding is banned

What this means:

Agents and landlords must advertise a fixed rent.

They cannot encourage or accept offers above this advertised rent as part of a bidding war.

For tenants:

You shouldn’t be pushed into outbidding other applicants just to secure a home.

For landlords:

You’ll need to set a realistic, fair rent from the start, rather than relying on competitive bidding.

5. Limits on rent paid in advance

What this means:

Landlords will not be able to require large sums of rent in advance as standard.

The government’s guidance emphasises that rent should only be taken when it is due, and tenants should not face unreasonable upfront demands (beyond the usual rent in advance and capped deposit).

For tenants:

Lower upfront financial barriers to renting, especially if you are on a lower income or benefits.

For landlords:

You may need to adjust your referencing and risk management processes, rather than relying on long periods of rent in advance.

6. Discrimination against families and benefit recipients is unlawful

What this means:

Letting adverts such as “no DSS”, “no benefits” or “no children” are already considered discriminatory under existing law, and the new framework reinforces this expectation.

Landlords and agents must treat applicants fairly regardless of whether they have children or receive housing benefits / Universal Credit.

For tenants:

You should not be automatically rejected because of your family situation or how your rent is paid.

For landlords:

You should focus on affordability and references, not blanket policies about benefits or families, to stay compliant.

7. Landlords must properly consider pet requests

What this means:

Tenants will have stronger rights to request to keep a pet.

Landlords will need to consider these requests and give a reasonable, evidence‑based reason if they refuse (for example, building lease restrictions or serious allergy concerns).

For tenants:

It should be easier to rent with pets, although it doesn’t guarantee approval in every case.

For landlords:

You retain the ability to say no where it is genuinely unsuitable, but you are expected to take requests seriously and respond fairly and in writing.

What do landlords need to do now?

The government is phasing these changes in and will publish more details and forms ahead of 1st May 2026. You do not need to rewrite everything overnight, but you should start preparing.

For existing tenancies

Existing contracts will automatically be treated as rolling tenancies from 1st May 2026.

The government will provide updated guidance and, in some cases, information sheets that landlords must share with tenants so they understand their rights under the new system.

If your tenancy is currently only verbal (no written agreement), the guidance will encourage you to provide written terms that match the new law so everyone is clear.

For new tenancies starting on or after 1st May 2026

Landlords and agents should plan to:

Update tenancy templates to reflect the new rolling structure and rights.

Use the new official forms when:

Raising rent

Seeking possession on one of the new/updated legal grounds

Adjust advertising and onboarding processes:

Always show a clear, fixed rent

Avoid any wording that could be discriminatory (no “no DSS/no children”)

If you use a letting agent, it’s a good idea to ask them:

How they are updating their tenancy agreements

How they will track rent increases and notice periods

How they will handle pet requests and repairs under the new framework

For complicated situations (for example, you are planning to sell, or have ongoing arrears/anti‑social behaviour issues), it is sensible to seek independent legal advice from a solicitor or a landlord association.

What should tenants do?

You don’t have to become an expert in law, but you should understand the basics of your new protections.

If you’re already renting

From 1st May 2026:

Your tenancy will effectively become a rolling tenancy, even if your contract was originally fixed‑term.

Your landlord will need a proper legal ground to ask you to leave.

You should receive clear information about your rights and the changes (either from your landlord/agent or via the official Housing Hub information).

If you feel your landlord is acting unfairly or ignoring the rules, you can:

Check the official government Housing Hub guidance

Contact your local council’s private renting team

Speak to a tenant advice organisation like Shelter or Citizens Advice

If you’re looking for a new home

You should know that:

Landlords can’t legally use “no benefits” or “no children” blanket rules.

You shouldn’t be asked to “bid” above the advertised rent to compete with other tenants.

You can ask about pets, and the landlord should give you a considered answer, not an automatic “no” without reason.

As always, keep your own records: copies of adverts, messages, and any agreements you sign.

What’s coming later?

On top of the May 2026 changes, the government has signalled further measures for the private rented sector:

These include:

A Private Rented Sector Database (a register of landlords and rented properties)

A Private Rented Sector Ombudsman (independent dispute resolution)

Applying “Awaab’s Law” style repair time limits more clearly to private rentals

A Decent Homes Standard for private rented properties

These will be introduced in later phases. Timelines and details will be published on GOV.UK and the Housing Hub.

Key dates to keep in mind

(The government may adjust timings; always double‑check the official site.)

Early 2026:

Updated guidance and forms for rent increases and possession processes published.

By 1st May 2026:

New rules on tenancies, Section 21, rent increases and other reforms come into effect.

You can track official updates on the government’s Housing Hub page “Renting is changing”.

How RentMate can help (without replacing legal advice)

This is NOT legal advice and RentMate is NOT a law firm. But the direction of these changes makes one thing very clear: evidence and clear communication will matter more than ever — for both tenants and landlords.

For tenants

RentMate can help you:

Log every repair issue with photos, dates and descriptions, all in one place.

Download a clear, timestamped history of your reports when you need to talk to your landlord, letting agent or council.

Track responses and progress so you don’t have to search through old messages.

If you ever need to show that you raised an issue and gave your landlord a chance to fix it, having a well‑organised record makes that much easier.

For landlords and letting agents

RentMate gives you:

A single, structured place to receive and track repair reports from tenants

A timeline of what was reported, when you responded, and what was done

A practical way to show you are taking issues seriously and acting in a reasonable timeframe

As new repair standards and enforcement (including Awaab’s Law‑style expectations) expand into the private rented sector, having a clear digital trail will help you demonstrate that you’re a responsible, compliant landlord.

RentMate doesn’t replace legal advice or official guidance, but it can support you in staying organised and prepared when questions or disputes arise.

You can learn more at: https://rentmate.uk

Where to read the official guidance

If you only click one link, make it this one:

Government Housing Hub – “Renting is changing”:

https://housinghub.campaign.gov.uk/renting-is-changing/

There you’ll find:

Short explainers for landlords and tenants

Updates as the law is implemented

Links to GOV.UK pages and official forms

For more detailed or personalised questions, consider:

GOV.UK private renting guidance pages

Tenant advice charities (Shelter, Citizens Advice)

Landlord associations (NRLA, Propertymark)

A qualified solicitor or legal adviser

Final word (and disclaimer)

These reforms are some of the biggest changes to private renting in England in decades. They’re designed to give tenants more security and fairness, while still allowing landlords to manage their properties and recover possession when genuinely needed.

This article is:

Meant to help you understand the headlines in clear language

Based on public government guidance available as of January 2026

Not legal advice and not a substitute for the official Housing Hub or a solicitor

Always check the official government pages for the latest, detailed information, and seek professional advice for complex or high‑risk situations.

If you’d like a simple way to keep better records of repair issues and communications as these changes roll in, RentMate is here to help.