Tenant Rights from 1 May 2026: What Landlords Must Know

Overview

The Renters' Rights Act 2025 received Royal Assent on 27 October 2025 and is being implemented in phases from May 2026. It represents the biggest change to private renting in England for over 30 years. As a landlord, understanding these tenant protections is not just good practice — it is a legal requirement.

This guide covers the key rights tenants now hold and what they mean for how you manage your properties.

No-Fault Eviction Ban

The headline change: Section 21 "no-fault" evictions are abolished. From the implementation date, landlords can only regain possession of a property using Section 8, which requires a specific ground (reason).

What this means in practice:

• You must have a valid legal ground to end a tenancy
• All grounds require a minimum notice period (ranging from 2 weeks to 4 months depending on the ground)
• Many grounds cannot be used in the first 12 months of a tenancy
• The courts must be satisfied that the ground is proven before granting possession

This does not mean you can never get your property back. It means you need a legitimate reason — such as selling, moving in, rent arrears, or antisocial behaviour.

Deposit Cap

Tenancy deposits are capped at 5 weeks' rent where the annual rent is below £50,000, or 6 weeks' rent where the annual rent is £50,000 or above. This was already the case under the Tenant Fees Act 2019, and the RRA 2025 maintains it.

Deposits must still be protected in a government-approved scheme within 30 days of receipt. Failure to protect a deposit can result in penalties of 1-3 times the deposit amount.

See our deposit protection guide for the full rules on caps, schemes, and penalties.

Rent Increases

The RRA 2025 tightens the rules around rent increases:

• One increase per year — landlords can only increase rent once every 12 months
• Section 13 only — all rent increases must use the formal Section 13 notice procedure
• 2 months' notice — tenants must receive at least 2 months' written notice
• Market rate — the proposed rent must reflect the open market rate for a similar property in the area
• No first-year increases — rent cannot be increased during the first 12 months of a tenancy
• Tribunal challenge — tenants can refer any proposed increase to the First-tier Tribunal, which will determine the market rate

Rent review clauses in tenancy agreements are no longer valid for increasing rent. The Section 13 process is the only lawful route.

For the step-by-step process, see our Section 13 rent increase guide.

Right to Challenge Rent at Tribunal

Tenants can challenge any Section 13 rent increase by applying to the First-tier Tribunal (Property Chamber). The Tribunal will:

• Determine what the open market rent would be
• Set the rent at that level (which could be lower or higher than what the landlord proposed)
• Backdate the new rent to the date specified in the Section 13 notice

Under the RRA 2025, the Tribunal can no longer set the rent higher than the landlord's proposed figure. This removes the risk that previously deterred tenants from challenging increases.

Awaab's Law

Named after Awaab Ishak, who died from exposure to mould in social housing, Awaab's Law is being extended to the private rented sector. It sets strict timescales for landlords to:

• Investigate hazards reported by tenants within 14 days
• Begin repairs for urgent hazards within 7 days
• Complete repairs within a reasonable period

The exact timescales for the private sector will be set by secondary legislation, but landlords should already be treating maintenance reports as urgent. See our Awaab's Law guide for the full timeline obligations.

Pet Requests

Tenants have the right to request permission to keep a pet. Landlords:

• Must not unreasonably refuse
• Must respond within 42 days
• Can require the tenant to take out pet damage insurance
• Can still refuse if there is a genuine reason (such as a lease restriction in a flat)

A blanket "no pets" policy is no longer lawful.

Discrimination Protections

It is now explicitly unlawful to discriminate against tenants who receive benefits or have children. Landlords and agents cannot:

• State "no DSS" or "no benefits" in adverts
• Refuse to let to someone because they receive Universal Credit or housing benefit
• Refuse to let to families with children

Ombudsman

All private landlords in England will be required to join a government-approved ombudsman scheme. The ombudsman will:

• Handle complaints from tenants free of charge
• Make binding decisions on disputes
• Order compensation where appropriate
• Maintain a public record of complaints

This is expected to launch in late 2026 as part of Phase 2 implementation.

24-Hour Inspection Notice

Landlords must give at least 24 hours' written notice before entering a property for an inspection or viewing. The tenant has the right to refuse entry, and the landlord cannot enter without the tenant's permission (except in a genuine emergency). See our separate guide on property inspections for full details.

Keeping Up With Your Obligations

The RRA 2025 adds significant compliance requirements. Tracking notice periods, deposit deadlines, inspection schedules, and certificate renewals across multiple properties is complex. Tools like Get Let Flow are built specifically to help self-managing landlords stay compliant with these new rules, with automated reminders and built-in RRA logic.

Summary of Key Tenant Rights