As we move into 2026, renters across England will benefit from significant legislative changes designed to create a fairer, more secure, and more transparent rental market. The Renters’ Rights Act 2025, alongside wider government initiatives, introduces new protections and opportunities that will directly affect how you rent this year and beyond.
Below, we highlight the key changes and what they mean for your tenancy.
- Rent Increase Limits and Greater Tenant Protection
The Renters’ Rights Act 2025 introduces clearer controls around rent increases. Under the new rules, rent can only be increased once per year, and any increase must be in line with local market rates. This change is designed to prevent sudden or excessive rent rises, giving tenants greater confidence when planning household finances.
In addition, wider government support measures are aimed at easing financial pressure on renters. Staying informed about these regulations will help ensure your rent remains fair, reasonable, and legally compliant throughout the year.
- The End of Section 21 ‘No-Fault’ Evictions
From 1 May 2026, Section 21 ‘no-fault’ evictions will be abolished. Landlords will no longer be able to end a tenancy without providing a valid, lawful reason.
Instead, a landlord can only end a tenancy by serving a section 8 notice, which specifies one or more appropriate grounds for possession. Different grounds have different notice periods (see table 1 of the UK Government Guide). This change marks a major shift in favour of renters, reducing uncertainty and the risk of being asked to leave without cause. Where the landlord wants to move in or sell the property, they won’t be able to do this during the first 12 month of a tenancy.
Tenants are encouraged to review their tenancy agreements and familiarise themselves with the new rules to fully understand their rights under the updated legislation.
- AST’s become periodic tenancies
When this part of the legislation comes into force, all tenancies will automatically become Assured Periodic Tenancies (rolling contracts). This means that they continue indefinitely until ended by a notice from the tenant or a notice from the landlord for specific reasons.
- Improved Energy Efficiency and Lower Living Costs
With ongoing cost of living pressures, energy efficiency has become a key priority within the rental sector. The government is placing greater emphasis on ensuring rental properties meet the Decent Homes Standard, with improvements such as better insulation, more efficient heating systems, and reduced risks of damp and mould.
Choosing a home with a strong energy efficiency rating can make a noticeable difference to monthly energy bills, while also providing a more comfortable and healthier living environment.
- Greater Transparency and Landlord Accountability
New measures introduced this year will bring increased transparency to the rental market. A national landlord and property database will allow tenants to check whether a landlord is compliant with current legal and safety standards.
This initiative is designed to raise standards across the sector, protect tenants, and ensure landlords remain accountable for the condition and management of their properties. Tenants are encouraged to make use of this resource when renting to ensure peace of mind and compliance.
- Greater rights for tenants to keep pets
Once in force, a landlord may not unreasonably refuse a request from a tenant to keep a pet. Landlords must respond to pet requests within 28 days. If a super landlord (such as a freeholder) does not allow pets, and they will not give permission when asked, this is a reasonable basis not to allow a pet. In other cases, it will be for the landlord to show that the request was unreasonable.
As the Lettings Manager at Sanderson Young, I will be keeping track throughout the year for any further changes that could impact you in the search for your next property or if you’re landlord looking to put a property on the lettings market.
If you require further information or if you’re landlord wanting to know how the Renters’ Rights Act will affect you, please do not hesitate to contact me on 0191 223 3510 or email gail.mclean@sandersonyoung.co.uk.
Gail McLean
Regional Lettings Manager