Today (1 May 2026) marks the first major phase of the Renters’ Rights Act coming into force. From today, the private rental system in England moves to a new framework designed to provide greater security, flexibility and transparency. Here are the key changes which are happening today, and what is left to come.
Changes today
No more “no-fault” evictions
Landlords must now provide a valid legal reason to end a tenancy.
This marks a significant shift in tenant security, reducing the risk of being asked to leave unexpectedly and providing greater stability throughout a tenancy.
All assured tenancies are now rolling (periodic)
Assured Shorthold Tenancies (ASTs) are now Assured Periodic Tenancies (APTs). This means that even if your tenancy was agreed with a fixed term, it is now open-ended.
APTs mean that:
- Tenants can leave at any time (typically with two months’ notice)
- Landlords must use legal grounds to regain possession
This creates a more flexible system. It is better suited to the changing circumstances of international assignments, including shorter or extended stays.
Limits on rent increases
From today:
- Rent can only be increased once per year
- Increases must reflect market value
- Tenants can challenge excessive increases
This introduces more predictability and transparency around housing costs.
Restrictions on rent in advance
In the past, tenants without an established UK credit history could be asked for several months’ rent upfront. This is no longer permitted, significantly reducing initial costs and improving access to the rental market. There is now a restriction on upfront payments and landlords can now only request one month’s rent in advance
Ban on bidding wars
From today, agents cannot accept offers on a property above the advertised price. However, you can still offer lower than the advertised price.
The ban means properties must be marketed and let at a clear asking price, creating a more transparent and consistent process for securing a home – particularly in high-demand areas where competition has historically driven prices above advertised levels.
Improved protections for tenants
Further measures now in force include:
- Restrictions on discrimination against tenants with children or those receiving benefits
- Stronger rights to request pets, which landlords must reasonably consider
New requirement: Tenant information
Landlords and agents must now provide an official Renters’ Rights Act Information Sheet.
- Existing tenancies must receive this by 31 May 2026
- The document outlines tenant rights under the new system
What does this mean in practice?
The changes taking effect today reshape the rental market in several important ways. There is now greater security, with clearer rules around possession. At the same time, the move to rolling tenancies introduces more flexibility for tenants, making it easier to respond to changing personal or professional circumstances. Upfront costs are also reduced, removing a long-standing barrier for many tenants entering the UK market for the first time. However, in response, some landlords may place greater emphasis on referencing, guarantors, or alternative forms of financial assurance.
What changes are still to come?
While today marks a major milestone, not all elements of the Act are in force yet. Further measures will be introduced in stages, including:
- A Private Rented Sector database
- A new Landlord Ombudsman
- Additional enforcement and compliance requirements
Final thoughts
1 May 2026 represents a fundamental shift in how renting works in England.
For tenants, the system is now more secure, more flexible and more transparent. However, big changes always bring uncertainty and it is not yet clear how the market will react. As the remaining elements of the legislation are introduced, staying informed and adapting to these changes will be essential for a smooth and successful rental experience.
If you’re moving to the UK and have questions about how the Renters Rights’ Act will affect you, contact us.
