The Renters' Rights Act has come into effect in England, bringing what campaigners and the government describe as the biggest set of changes for renters in a generation. As of May 1, 2026, all fixed-term assured shorthold tenancy contracts automatically convert into assured periodic tenancies, meaning tenants can now leave with two months' notice whenever they choose.
End of No-Fault Evictions
The Act also abolishes Section 21 no-fault evictions, requiring landlords to provide a justifiable reason, such as rent arrears, to evict tenants. Housing Secretary Steve Reed stated, 'It's the single biggest cause of homelessness in this country... From Friday, that is illegal. You cannot be kicked out of your home for no reason anymore.'
Impact on Landlords and Students
Landlords may face a surge of tenants ending contracts early. Chris Norris of the National Residential Landlords Association warned the changes 'will present a real challenge to the sector.' Student groups on social media have seen a flood of inquiries about terminating contracts. Norris advised landlords to conduct thorough referencing and discuss tenants' intentions upfront to manage void periods.
Additional Measures
- Rent increases limited to once per year.
- Ban on discrimination against families receiving benefits.
- Landlords must consider pet requests.
- Rental bidding prohibited; landlords cannot accept offers above advertised rent.
- Tenants cannot be asked for more than one month's rent in advance.
Future Reforms
Awaab's Law, which mandates timeframes for landlords to fix emergency hazards, is already in effect for social housing but not yet extended to the private rented sector. Reed said the government is working with the sector on implementation. Shelter CEO Sarah Elliott called the Act 'a quantum leap forward in the fight for renters' rights,' estimating over 2,000 households per month will be protected from homelessness.
