Understanding the Renters’ Rights Act 2026

Navigating new legislation can be complex. At Savvy Anchor, we are committed to keeping landlords and tenants in Newham and across East London informed about significant changes affecting the rental market. This guide provides a clear overview of the upcoming Renters’ Rights Act, effective May 1st, 2026.

What is the new Renters’ Rights Act from May 1st, 2026?

The Renters’ Rights Act, set to come into force on May 1st, 2026, marks a significant reform in the private rental sector in England. This legislation aims to create a fairer and more secure rental system for tenants, while also clarifying responsibilities for landlords. It introduces several key changes that will impact how properties are rented and managed.

Key changes and what they mean for you

The new Renters’ Rights Act brings several important updates. Here’s a point-by-point explanation of what you need to know:

  • Abolition of 'no fault' evictions: Section 21 evictions, which allow landlords to end a tenancy without providing a reason, will be abolished. This aims to provide greater security for tenants.
  • End to Fixed-Term Contracts: All tenancies transition to periodic (rolling) contracts, allowing tenants to move out with two months' notice.
  • Rent Controls & Bidding Wars: Rent increases are restricted to once per year, and landlords/agents are forbidden from inviting bidding wars.
  • Financial Restrictions: Landlords cannot ask for more than one month's rent in advance.
  • Awaab's Law & Safety: Hazards like damp and mould must be addressed within strict timeframes, often referred to as "Awaab's Law".
  • Existing Tenancies: Most existing Assured Short hold Tenancies (ASTs) will convert to the new system on 1 May 2026.
  • New grounds for possession: Landlords will still be able to regain possession of their properties under new, clearly defined circumstances, such as wanting to sell the property or if they (or close family members) wish to move into it.
  • Increased notice periods for rent increases: Rent increases will be limited to once per year, and tenants will be given at least two months' notice.
  • Strengthening tenants’ rights to keep pets: Landlords must reasonably consider requests from tenants to keep pets, and cannot unreasonably refuse. They can require pet insurance to cover any potential damage.
  • New Private Rented Sector Ombudsman: A new ombudsman will be introduced to help resolve disputes between tenants and landlords more quickly and cost-effectively, without the need for court action.
  • Property portal: A new digital property portal will be established, requiring landlords to register their properties and provide key information, increasing transparency in the market.

The most important takeaway

The fundamental aim of the Renters’ Rights Act is to foster greater fairness and security within the rental sector. For tenants, this means enhanced protection against arbitrary eviction and a stronger voice regarding their living conditions. For landlords, it means a clearer framework for managing properties, with new responsibilities and a focus on legitimate reasons for ending tenancies. Understanding these changes is crucial for compliance and harmonious landlord-tenant relationships. Staying informed about these regulations is key to avoiding potential disputes and ensuring a smooth rental experience for everyone involved.

Need further guidance?

The Renters' Rights Act brings significant changes. For personalised advice on how this legislation impacts your specific situation, whether you are a landlord or a tenant in Newham or the wider East London area, please do not hesitate to contact Savvy Anchor. Our expert team is here to help you navigate these new regulations and ensure you are fully compliant and protected. You can also visit the official government website for the most up-to-date legislative details.