Renters’ Rights Act: Ban on No-Fault Evictions and Key Reforms Coming May 2026

The Renters’ Rights Act, which includes the ban on No-fault evictions, will come into force from 1 May 2026.

The schedule for implementing these new legal protections for renters has been published to allow landlords and letting agents time to make the necessary preparations.

What’s Changing from May?

From May onwards, private renters will no longer face being served with a Section 21 ‘no-fault’ eviction notice. Tenants will be able to appeal excessive above-market rent increases that try to force them out and landlords can no longer unreasonably refuse tenants’ requests to have a pet.

Meanwhile landlords will have stronger legally valid reasons to get their properties back when needed – whether that’s to move in, sell up or deal with rent arrears or anti-social behaviour.

Other Key Changes

Other changes also come into effect on 1 May. It will become illegal for landlords and letting agents to:

• increase rent prices more than once a year
• ask for more than one month’s rent payment in advance
• pit prospective tenants against one another through rental bidding wars
• discriminate against potential tenants, because they receive benefits or have children

Enforcement and Penalties

Councils across England will be legally responsible for overseeing these new rights, backed by stronger enforcement powers. This includes tougher fines of up to £7,000 for breaches, rising up to £40,000 if they repeatedly or continue to breach the rules or commit a serious offence.

Tenants or local authorities will also be able to seek rent repayment orders, forcing landlords to pay back rent for offences.

Future Phases

After the first phase of changes in May, the Renters’ Rights Act will come in two further stages:

• Phase 2 (starting late 2026) introducing:
  • The Private Landlord Ombudsman – a free, independent service helping tenants resolve complaints not dealt with by their landlord without going to court.
  • A Private Rented Sector Database – a new central online place where all landlords must register themselves and the properties they rent out.
• Phase 3 will include introducing a Decent Homes Standard to the private rented sector for the first time, so tenants have safe, secure and warm housing. Extending Awaab’s Law to the private rented sector will also be consulted on soon, to protect all tenants from dangerous homes.

Energy Efficiency Standards

Alongside the Renters’ Rights Act, the government will introduce an improved Housing Health and Safety Rating System which will better assess health and safety risks in homes and make it more efficient and easier to understand.

And there are also planned new standards to ensure privately rented properties are warmer and cheaper to run. The government has consulted on plans to require all domestic privately rented properties in England and Wales to meet Minimum Energy Efficiency Standards (MEES) of EPC C or equivalent by 2030 unless a valid exemption is in place.

Further details will be set out in the government’s response to the consultation.

What Does This Mean for Landlord-Tenant Disputes?

The abolition of Section 21 notices and new rules on rent increases, discrimination, and pets will inevitably lead to more disputes between landlords and tenants. Issues such as rent arrears, possession claims, and compliance with new standards could become more complex under the new regime.

If you’re a landlord or tenant concerned about how these reforms might affect you, our Dispute Resolution team can help.

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