Big changes to the way renting works in England came into force in May 2026. Here’s a clear, jargon-free guide to what’s changed and what it means for you.
The Renters’ Rights Act 2025, which received Royal Assent on 27 October 2025, is the biggest shake-up to the private rented sector in a generation. The goal is simple: give tenants greater security and fairer treatment while ensuring landlords still have clear, workable routes to manage their properties.
From 1 May 2026, the new rules apply to all private assured tenancies in England, whether you’re signing a brand new agreement or already mid-tenancy.
The most talked-about change is the end of Section 21 – The so-called “no-fault” eviction. Landlords can no longer ask a tenant to leave simply because they feel like it, they must have a genuine, legally recognised reason, such as serious rent arrears or wanting to sell or move back into the property.
Alongside this, all fixed-term assured shorthold tenancies are gone. Every tenancy now automatically becomes a rolling periodic tenancy.
On the rent front, increases are capped to once per year, landlords must give at least two months’ warning before raising the rent, and tenants have the right to challenge any hike they believe is above market rate. Rental bidding wars are also banned, landlords must advertise at a set asking price and cannot accept offers above it.
For tenants, this is genuinely positive news. More stability, clearer rights, and protection from being moved on without good cause. For landlords, the changes require some adjustment but the fundamentals of being a good landlord haven’t changed: keep the property well-maintained, communicate openly, and act fairly.
From late 2026, landlords will also need to register on a new Private Rented Sector Database and join a landlord ombudsman scheme, providing a formal route for tenant complaints. Future phases of the Act will also introduce a Decent Homes Standard and require properties to meet an EPC C rating or equivalent by 2030. At Found, we’re on hand to help landlords navigate every stage of these changes so you’re never left guessing.
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Find out more, talk to Steven on 07921 132599 or arrange a call back at a suitable time.
