Renters to see the end of Section 21 ‘No-fault Evictions’ by May 2026

Under the legislation, which gained royal assent on 27^th October 2025, private renters can no longer be served with a Section 21 ‘no-fault’ eviction notice.

Tenants will also 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.

Following the passing of the Renters’ Rights Act, the timeline for implementing these new legal protections has been published, giving time for landlords and letting agents to deliver these changes for their tenants.

Other changes which come into effect on 1 May will go further to tackle discrimination and financial exploitation, creating a more stable, fairer system for renters. 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.

Alongside the implementation timeline setting out when the changes will take effect, the government has also released advance guidance to support landlords and letting agents.

Housing Secretary Steve Reed said of the changes: “We’re calling time on no fault evictions and rogue landlords. Everyone should have peace of mind and the security of a roof over their head - the law we’ve just passed delivers that.

“We’re now on a countdown of just months to that law coming in – so good landlords can get ready and bad landlords should clean up their act.”

Councils across England will be legally responsible for overseeing these new rights from 1 May 2026, 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.

After the first phase of changes in May, the Renters’ Rights Act will come in two further stages, with 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. It will be rolled out in two stages and the need for landlords to sign up will be staggered by areas across England from late 2026.

A Decent Homes Standard will also be introduced in the private rented sector for the first time.

The Government has said it will consult on extending Awaab’s Law to the private rented sector, having made promises to make the augmentation when announcing the original legislation in October 2025.

Sarah Elliott, Chief Executive of Shelter, said:

“Today marks a pivotal step forward for England’s 11 million renters as the government unveils its roadmap for implementing the landmark Renters’ Rights Act.

This is the result of years of determined campaigning by renters across the country who refused to accept the injustices of a broken private rental system.

“For too long, renters have lived under the constant threat of no-fault evictions…

“But renters must understand that their rights will not change today.”

Harry Rodd