Tenants’ rights are about to be significantly strengthened with new laws that will end ‘no fault’ evictions; and prevent landlords from requiring substantial up-front payments before a tenancy begins.
Reform has been long-awaited. Most private landlords treat their tenants well, but there have been cases where tenants have been hit with disproportionate rent rises, suffered discrimination and facing an uncertain future.
The landmark Renters Rights Act, to be rolled out from 1 May 2026, will have a significant impact on private landlords. Both existing and new tenants across England will be better protected from unscrupulous landlords who use unfair methods to raise rents or force tenants out of their home. But the changes will be be felt by all private landlords.
The government estimates that there are 11m private renters across England. If you are a private landlord, you will need to know how the reforms will affect you. Get in touch with the property litigation team at mfg Solicitors for urgent advice.
What’s changing?
The reforms are intended to strike a better balance that is in the interests of both tenants (who will enjoy greater protection) - and landlords who will undoubtedly benefit from more clarity and certainty. The fundamental changes include:
Security of tenure: Tenants will no longer face the uncertainty of ‘no fault’ evictions under section 21 of the Housing Act. Instead, landlords seeking possession will have to serve a section 8 notice, stating a valid ‘mandatory’ or ‘discretionary’ ground prescribed in the Act. In most cases, 4 months’ notice will need to be given.
- There are 8 mandatory grounds, eg where the tenant is in rent arrears, or the landlord needs to sell or redevelop the property
- The 9 discretionary grounds (where the court may grant possession) include where the tenant is a persistent late payer or has otherwise breached the tenancy agreement, or the tenant has allowed the property to deteriorate
Ending discrimination: Landlords will be prevented from discriminatory practices, for instance, against tenants in receipt of state benefits, because they have children or are disabled.
Flexible tenancies: All private sector tenancy agreements (including existing ones) will be periodic tenancies, giving greater security and certainty to both parties.
Advance payments: The initial (often prohibitive) financial burden for tenants will be limited. Landlords will no longer be allowed to take rent payments before the tenancy is entered into, and even then – they will only be entitled to request one month’s rent.
Rental bidding will also be prohibited; and landlords/agents will be required by law to advertise the rent asked for the property.
Rent protection: Any ongoing uncertainty around rent reviews will also be ameliorated. Landlords will be permitted to raise the rent once a year to the market rate. If a proposed increase exceeds the market rate, note that tenants will be able to challenge it.
Pet ownership – Tenants will be able to request to have a pet in the home, and landlords will not be permitted to unreasonably refuse such a request. How that will work in practice depends on the particular circumstances, and we’re awaiting further government guidance on the detail.
Dangerous homes – Since October 2025, social landlords have been required to take urgent action where the property poses a health and safety hazard (‘Awaab’s Law’). This is to be extended, in due course, to the private sector under the Renters’ Rights Act.
Landlord database – A central record of landlords and rental properties is being created. Private landlords will be required to register with the new Private Rented Sector Database and also join the Private Rented Sector Landlord Ombudsman Service.
What’s next?
The key changes will come into force on 1 May, with the remainder of the Act being rolled out throughout 2026 and beyond.
Importantly, government guidance and additional information on the changes are expected shortly. We will write further on the implications for landlords when this is available.
How can we help?
For expert help, contact the property litigation team at mfg Solicitors as early as you can. Get in touch with Claire Liddy on 01527 831691 or email claire.liddy@mfgsolicitors.com or, alternatively, contact Katie Stubbs on katie.stubbs@mfgsolicitors.com or Bruce Rodford at bruce.rodford@mfgsolicitors.com.