New 2026 Rules for Tenants and Landlords Explained

In 2026, some major changes to the private rental sector are due to come into effect. These new rules and regulations are some of the biggest to come into action in the past decade, and all tenants and landlords need to be aware of the new regulations the Renter’s Rights Act 2025 is introducing. 

In this blog, we’ll explore everything you need to know about the RRA and the new landlord rules coming into effect, as well as some of the new tenants’ rights this act will introduce. 

Need help getting ready for the big shift? At Jon Simon, our letting experts can help landlords stay compliant and help tenants understand their new rights. 

What’s changing for the private renting sector in 2026?

In 2025, the government introduced the Renter’s Rights Act, which is being rolled out in phases, with the first phase beginning 1st May 2026.  This act has been designed to achieve three main objectives:

1. Protect tenants from unfair practices and offer them more security.
2. Modernise the roles and responsibilities for landlords and outline them clearly.
3. Make practices more transparent, improve standards and resolve disputes. 

Whilst this act mainly introduces new tenants’ rights, the act enforces new duties and responsibilities for both private landlords and letting agents. 

What rules change for tenants and landlords in May 2026?

From the 1st of May, a number of new changes are to be immediately introduced, and nearly every private tenant will be affected.

No more “No-Fault” Evictions

From May 1st, landlords won’t be able to serve tenants a Section 21 or “no-fault” eviction notice. This means that landlords can only evict tenants using a Section 8 notice, which covers reasonable requests like the landlord selling the property, or breaches in tenancy like failure to pay rent or breaking agreed-upon rules. 

This change will be automatically applied to existing and new tenancies and offers more security to tenants. Landlords must have a legitimate reason to evict tenants and cannot simply evict to bring in new tenants and raise prices. 

This new rule means that landlords will need to be even more educated about eviction laws and what grounds they have to evict tenants. 

The end of fixed-term contracts 

All tenancies will automatically switch to rolling contracts or Assured Periodic Tenancies, meaning tenants will no longer be tied to Assured Shorthold Tenancies of 6 or 12 months. This means that tenants can continue to live in a property until either they or the landlord gives notice, and a landlord can only do so with valid reasons under a Section 8 notice. 

This new rule gives tenants additional security in knowing they cannot be evicted by a private landlord for no reason. 

New protection for tenants 

The new rules and reforms for 2026 also include rules that favour tenants:

Rent increase limit

Rent can only be increased every year or 12 months, and a Section 13 notice of the increase must be provided at least 2 months before the proposed increase. If tenants believe the increase is unfair and doesn’t reflect market rates, they can challenge the decisions at the First-tier Tribunal.

Ban on bidding wars

Landlords and agents can no longer accept or pursue prices over the advertised amount of rent in order to make a greater profit. Rent from May 2026 must be fixed and clearly outlined and no offers above the advertised price can be accepted. This means that all tenants have an equal and fair chance of finding a property and access to private housing. 

Cap on advanced rent payments

When signing a tenancy, landlords can only ask for one month’s rent in advance as an initial payment. This helps to make private housing more affordable for tenants and removes a part of the lump sum costs that prevent many people from being able to afford moving into a new property. 

No more automatic discrimination

It will no longer be acceptable to automatically refuse and discriminate against tenants for various factors including having kids or receiving benefits like Universal Credit. It is illegal to reject applicants based on these factors, but tenants must still meet the right affordability and reference checks.

Landlords will also be unable to outright refuse pets as tenants will have the right to apply for a request to keep pets which the landlord can only reduce with a valid reason. 

Formal information and requests

Any changes, key information and new rental rules must be provided in writing to tenants. This includes any contract changes, including the new change of rolling contracts from 1st May 2026. If letting agents or landlords fail to provide this information it can lead to legal consequences. 

Stronger Penalties and Procedures

In order to prevent landlords from breaking the rules or committing crimes, there are a new processes and stronger enforcement of existing rules. 

Penalties will come into action, which include fines at different tiers. Smaller breaches like failing to provide information in writing can result in a fine of up to £7000, whilst more serious offences like unlawful eviction can result in fines of up to £40,000 or even criminal convictions. 

In certain circumstances, tenants may be able to reclaim up to 24 months’ worth of rent, which is twice as much as the current rate. 

Future plans for Phases 2 and 3

After the initial rules come into effect in May of 2026, Phase 2 and 3 are due to be gradually rolled out. 

Phase 2

This is due at the end of 2026 and is planned to introduce a Private Rental Sector Database, which stores details of all private landlords and properties. This will help authorities keep track of both tenants and landlords to protect and enforce the rights of both parties. With this database also comes the introduction of a Landlord Ombudsman to help resolve disputes outside of court.

Phase 3

Planned for much further in the future, this phase has been initially designed to develop Decent Home Standards for privately rented properties. With a long way to go for this phase, roll-out isn’t scheduled until around 2035.

How do these new rules affect tenants?

Here are the main takeaways for tenants:

Better security – Tenants are safe in their properties, and contracts can’t be ended without legitimate legal reasons, protecting against no-fault evictions. 

More flexibility – Tenants are not trapped in long-term contracts and, with rolling contracts, can move out at any time as long as two months’ notice is given. 

Fair, market value rent – Rent prices cannot be increased through bidding laws or continued increases throughout the year. This makes it easier for tenants to budget and plan payments.  

Better protection from discrimination  – There will be less discrimination, creating a system that’s fairer and accepting, allowing a wider range of renters to enter the private sector. 

What do landlords need to do following the changes? 

Update tenancy agreements – All contracts must be changed to fit the Assured Periodic Tenancies rules coming into effect. This needs to be issued by May 31st 2026.

Understand eviction rules – Section 8 rules must be understood by all landlords to ensure legal evictions. 

Ensure fair processes – Avoid discrimination and follow rules regarding accepting families and those receiving benefits. 

Thorough record keeping – With so many changes and new rules, it’s important to keep accurate records of any communication with tenants and binding documents. These are not only essential for compliance but will help in the case of any disputes. 

A new era for private renting

As these changes come into play in 2026 and beyond, the entire private renting industry is set to shift. Relationships between landlords and tenants should improve, and there should be an increase in transparency and additional security for rents. These rules also enforce the need for greater compliance from letting agents and landlords. 

If you’re a private landlord and need help managing tenancies and all the new changes, our estate agents at Jon Simon are here to help. Get in touch today, and we can help you keep compliant, retain accurate records and keep tenants informed of any changes.