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Housing & renting · England

The Renters' Rights Act: no more ‘no-fault’ evictions

Labour's Renters' Rights Act abolished Section 21 ‘no-fault’ evictions from 1 May 2026 and rewrote the rules for England's private renters — what changed for tenants and landlords.

Status: Law — in force 1 May 2026Region: EnglandParty: Labour (Steve Reed)From: Renters' Rights Act 2025

What changed

The Act abolished Section 21 ‘no-fault’ evictions from 1 May 2026. All assured shorthold tenancies became periodic assured tenancies — there are no more fixed terms, and tenants can stay until they choose to leave (giving two months' notice). Landlords can now only end a tenancy using a specific Section 8 ground with evidence. Rent rises are limited to once a year and can be challenged at a tribunal, landlords can't discriminate against tenants with children or on benefits, and tenants can request a pet.

Where it comes from

It delivers a Labour manifesto pledge and builds on the Conservatives' 2019 promise and the stalled Renters (Reform) Bill of 2023. The Act received Royal Assent on 27 October 2025 and commenced on 1 May 2026. It affects roughly 11 million private renters and 2.3 million landlords in England (Scotland and Wales have their own rules).

How it works

  • Evictions now need a valid Section 8 ground — such as the landlord selling or moving in (four months' notice, and no eviction in the first 12 months), or tenant fault.
  • A landlord who evicts to sell or move in can't re-let the property for 12 months.
  • The threshold for mandatory eviction for arrears rose from two to three months, and tenants are protected from retaliatory eviction after complaining about disrepair.
  • A new PRS Database and Landlord Ombudsman arrive from late 2026, alongside a Decent Homes Standard.
This is now law in England, not a proposal. It does not cap rents, but it limits increases to once a year and lets tenants challenge above-market rises.

The case for and against

Supporters argue

  • It ends the single biggest driver of ‘no-fault’ homelessness and gives renters security to report disrepair without fear.
  • The government says clearer, simpler rules help good landlords too.
  • It brings England closer to protections already in place in Scotland and Wales.

Critics argue

  • Landlord groups warn court delays could make regaining a property slow and uncertain.
  • Some fear more landlords will sell up, reducing supply and pushing rents higher.
  • Enforcement — the database, ombudsman and courts — is new and unproven.

Sources & further reading

General information about the law in England, not legal advice. For your own situation, seek advice from a qualified adviser or Shelter.

Frequently asked questions

How will the Renters' Rights Act affect me?

If you rent in England, your landlord can no longer evict you with a Section 21 ‘no-fault’ notice. Your tenancy is now periodic, you have more security, rent rises are limited to once a year, and you're protected from retaliatory eviction.

When did Section 21 end?

1 May 2026. Section 21 notices served before then could still proceed through the courts if the case was started by 31 July 2026.

Can landlords still evict tenants?

Yes, but only using a valid Section 8 ground — such as selling the property, moving in (four months' notice and a 12-month protected period), or tenant fault like serious rent arrears.