office@cook-law.co.uk
0151 665 0320This guide summarises what is changing under the Renters’ Rights Act and what renters and landlords in London should do now to prepare. It is general information, not legal advice.
1) What is the Renters’ Rights Act, and when does it start?
The government’s published implementation roadmap states that the first phase of the reforms, covering the new tenancy regime and key protections, will come into force on 1st May 2026 and will apply to both new and existing private rented sector tenancies in England.
The Act is an England measure (housing is devolved), so Scotland/Wales have different rules and timelines.
2) The biggest changes renters will notice from May 2026
Section 21 ends (no more “no-fault” evictions)
The Act abolishes Section 21 evictions, meaning landlords must use specific legal grounds (commonly called “Section 8 grounds”) to regain possession.
The roadmap confirms these tenancy reforms come into effect on 1st May 2026.
Fixed terms are replaced by periodic tenancies
The Act removes fixed-term assured tenancies and moves to periodic tenancies, where tenants can generally leave by giving two months’ notice.
Stronger safeguards when landlords want to sell or move in
The government guide explains protections, including a 12-month protected period at the start of a tenancy (limiting “sell/move in” grounds early on) and four months’ notice when those grounds are used.
Rent rises: tighter process and protections against “backdoor evictions.”
The Act is designed to help tenants challenge unfair or above-market rent increases used to force them out, with an independent tribunal model referenced in the government guide.
Industry and legal commentary widely note rent increases are constrained to a formal statutory route and frequency limits from May 2026;
Rental bidding wars are banned
Landlords and agents must publish an asking rent and are prohibited from inviting or accepting bids above it, aiming to end “bidding war” practices.
Limits on rent paid upfront
The government guide states the Act will restrict requiring or accepting excessive rent in advance, including limiting pre-tenancy rent to up to one month after the agreement is signed (with specific rules described in the guide).
Discrimination protections (benefits and children)
The government guide states it becomes illegal for landlords/agents to discriminate against prospective tenants because they have children or receive benefits, while still allowing affordability-based referencing.
Renting with pets: landlords must not unreasonably refuse
The Act strengthens tenants’ ability to request a pet and challenge unreasonable refusals, including escalation routes referenced in the government guide.
3) What renters should do now (practical checklist)
- Save your evidence: tenancy agreement, rent receipts, emails/texts, inventory/check-in, and photos. If anything becomes disputed later, evidence wins outcomes.
- Confirm your deposit is protected: in England, landlords must provide prescribed information within 30 days, including how the deposit is protected and the scheme’s dispute resolution details.
- If you expect a rent increase, ask for it in writing and keep a record of the notice and date received. (The statutory process matters under the new regime.)
- If conditions are poor (e.g., damp/mould), report in writing and keep a log. The roadmap confirms further standards reforms are planned in later phases (Awaab’s Law / Decent Homes Standard), with timelines subject to consultation and implementation planning.
- If your deposit return is disputed, note that schemes offer free dispute resolution if both sides agree, and you’ll be asked for evidence.
4) What landlords and agents should do now
- Update tenancy templates and processes ahead of 1st May 2026, noting the government plans new documentation requirements and an “information sheet” approach for existing tenancies.
- Review marketing and letting practices to comply with the rental bidding ban and non-discrimination rules.
- Keep deposit compliance tight: prescribed information within 30 days, and be prepared for scheme disputes with robust inventories and evidence.
- Do not confuse “renters’ rights” with Right to Rent checks: Right to Rent is a separate landlord duty connected to immigration status and has its own Home Office guidance.
If you are dealing with a rent deposit issue, such as an unprotected deposit, missing prescribed information, or a dispute over deductions, Cook Legal can review your situation. Check Your Tenancy Deposit Claim using the links below.
Frequently Asked Questions
Does the Renters’ Rights Act apply in London?
Yes, the government guide states the Act applies to England.
When do the main changes start?
The government implementation roadmap states that Phase 1 takes effect on 1st May 2026 for the private rented sector tenancy regime reforms.
Will Section 21 evictions end?
Yes. The government guide states that the Act abolishes Section 21, and landlords must instead rely on specific legal grounds for possession.
Are rent bidding wars still allowed?
No. The government guide states landlords/agents must publish an asking rent and cannot ask for or accept bids above it.
Can a landlord refuse a pet?
They must consider requests and cannot unreasonably refuse; the guide also describes routes to challenge refusals.
What if there’s a tenancy deposit dispute at the end of the tenancy?
Government guidance explains that schemes offer a free dispute resolution service if both parties agree, with evidence required and a final decision.
Need help or advice?
Contact Cook Legal Solicitors today:
📞 0151 203 3599
🌐 www.cooklegalsolicitors.co.uk
📧 enquiries@cooklegalsolicitors.co.uk
We act for tenants nationwide. No win, no fee may be available on qualifying housing disrepair cases.