Renters’ Rights Act is just the start there are more reforms to come

The Renters’ Rights Act came into force across England on 1 May 2026, marking the most significant overhaul of private renting in decades. While the changes have already been widely publicised, the government has made clear that this legislation is only the first stage of a broader reform programme, with further measures expected over the coming years.

Hayley Howells, Apprentice Paralegal in our Dispute Resolution team provides an update.

The Act introduces a series of immediate protections for tenants. Most notably, it abolishes Section 21 “no-fault” evictions, meaning landlords can no longer remove tenants without a valid reason. The aim is to provide greater security and reduce the risk of homelessness.

In addition, fixed-term tenancies have effectively been replaced by rolling agreements, allowing tenants to leave with two months’ notice while removing automatic end dates. Rent increases are now limited to once a year, and tenants are given stronger rights to challenge unreasonable rises. The legislation also prohibits rental bidding wars, caps upfront rent payments at one month, and makes it unlawful to refuse tenants solely because they receive benefits or have children.

Further provisions require landlords to give proper consideration to requests from tenants to keep pets and introduce tougher enforcement powers for local authorities, including increased financial penalties for non-compliance.

While these measures are now in force, the government has set out a second phase of reforms that will reshape how the private rented sector operates.

A national database of landlords and rental properties is expected to be introduced from late 2026. This will allow tenants to verify who owns and manages their property and is intended to improve transparency and accountability across the sector.

Alongside this, a new independent Private Rented Sector Ombudsman is planned, offering tenants a route to resolve disputes with landlords without going to court. The scheme will also provide guidance and support to landlords in handling complaints at an earlier stage.

The government is also consulting on further measures aimed at improving housing standards. These include proposals to extend Awaab’s Law to the private rented sector, requiring landlords to take prompt action where properties contain serious hazards such as damp or mould.

Longer-term reforms are also in development. By 2030, privately rented homes are expected to meet higher energy efficiency standards, with a target of achieving an EPC rating of C or above unless exempt.

Taken together, these measures suggest that the Renters’ Rights Act is intended as the foundation of a wider programme rather than a complete solution in itself. The immediate focus has been on security of tenure and fairer rental practices, but the next phase will centre on enforcement, property standards and structural reform of the sector.

For landlords the coming months are likely to involve a period of adjustment as the new rules bed in. However, with further legislation and regulatory changes already in development, the direction of travel is clear: a more regulated private rented sector, with increased oversight and higher minimum standards.

To discuss how the Renters’ Rights Act may affect you, or to seek advice on residential landlord and tenant matters, please contact Hayley on 01228 516666 or click here to send her an email.