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Renters' Rights Act

The Renters' Rights Act

The Renters' Rights Act was passed by Parliament in October 2025. It brings important changes to the private rented sector in England.

The Government has confirmed that the first phase of tenancy reforms will come into force on 1 May 2026, with further changes introduced in stages after this date.

See a full guide to the Renters' Right Act.

Changes taking place from 1 May 2026

Sutton Council welcomes the Renters’ Rights Act and its commitment to improving conditions for private rented tenants. 

The act strengthens protections for private renters, provides clearer rights, and sets higher standards for landlords, helping to create a fairer, safer and more stable private rented sector.

Changes for tenants

  • no more ‘no-fault’ evictions – landlords will no longer be able to evict tenants without a valid legal reason
  • open-ended tenancies – fixed-term tenancies will end and all tenancies will become rolling (periodic). Tenants can end their tenancy with two months’ notice
  • fairer rent increases – rent can only be increased once a year, and tenants can challenge unreasonable rises
  • no rent bidding – landlords and agents must not ask for or accept rent above the advertised price
  • limits on rent paid upfront – landlords cannot require more than one month’s rent in advance
  • protection from discrimination – it will be illegal to refuse a tenancy because someone receives benefits or has children
  • pets – tenants can request permission to keep a pet, and landlords must consider requests fairly

Meaning for landlords

Landlords will still be able to regain possession of their property where there is a valid legal reason, such as:

  • selling the property
  • moving in themselves or housing a close family member
  • rent arrears
  • anti-social or criminal behaviour

The changes aim to balance the rights and responsibilities of tenants and landlords, while improving standards across the private rented sector.

How to prepare

Tenants: should familiarise themselves with your new rights and prepare for rolling tenancies. View the guide to the Renters’ Rights Act.

Landlords: will need to adapt their practices to comply with the act. Read the guidance for landlords and letting agents.

Visit GOV.UK to stay up to date with changes.

Further information

Read the articles below for more information about how the Renters' Rights Act may affect you.