The Renters' Rights Act 2026 is bringing the biggest changes to renting in over 30 years, and if you're a tenant, these reforms directly affect you. Understanding your new rights, what's changing, and how this impacts your tenancy helps you know what to expect and how to make the most of the new protections.
We've been managing rentals in Northamptonshire for over three decades and have seen how the rental sector has evolved. These reforms provide renters with more security while maintaining clear responsibilities for both parties. Here's what you need to know.
Your timeline: When things change
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1st May 2026 – Section 21 abolition takes effect
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1st May 2026 – All new tenancies become periodic. Existing fixed-term tenancies convert automatically
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1st May 2026 – Right to challenge rent increases comes into force
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1st May 2026 – Rental bidding ends and discrimination protections begin
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Late 2026 – Landlord database launches
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From 2027 – Decent Homes Standard applies to private rentals
These changes take effect on 1st May 2026.
Section 21 abolition: What it means for you
From 1st May 2026, landlords can no longer use Section 21 notices to end tenancies without providing a reason. This marks the end of "no-fault evictions."
Your tenancy will continue unless you choose to leave (giving two months' notice) or your landlord has a legitimate reason to seek possession.
Landlords can still end tenancies for specific reasons:
Moving into the property themselves or for family – They or a close family member need to live there as their main home. Cannot be used in the first 12 months. Four months' notice required.
Selling the property – They need to sell the property. Cannot be used in the first 12 months. Four months' notice required.
Serious rent arrears – At least three months' rent owed.
Antisocial behaviour – If behaviour causes serious nuisance to neighbours, particularly where there's a conviction or court order.
Breach of tenancy terms – If you persistently breach your agreement.
False information – If you provided false statements when applying.
Your responsibilities remain the same: pay rent on time, look after the property, respect neighbours, and follow your tenancy terms. Tenants who meet these obligations benefit from the added security.
Fixed-term tenancies: Understanding the transition
From 1st May 2026, the new tenants law UK introduces periodic tenancies as standard. Fixed-term contracts are being phased out.
If you're currently in a fixed-term tenancy:
On 1st May 2026, your existing fixed-term tenancy automatically becomes periodic. This happens by law – you don't need to sign anything new. The tenancy continues with the same terms but without a fixed end date. Your landlord should provide you with a government information leaflet by 31st May 2026 explaining the reforms.
For new tenancies from 1st May 2026:
All new tenancies will be periodic from the start.
What this means in practice:
You can leave by giving two months' notice at any time – you're no longer locked in if you need to move for work, family, or to buy your first home. Your landlord cannot use the end of a fixed term as a reason to ask you to leave. The tenancy continues month-to-month unless either party ends it properly.
Your right to challenge rent increases
Landlords can still increase rent annually, but you now have the right to challenge increases you believe are above market rate.
Landlords can propose one rent increase per year with at least two months' notice using a Section 13 notice.
Your options:
You can accept the proposed increase, discuss it with your landlord if you have concerns, or refer it to the First Tier Tribunal if you believe it's significantly above market rate.
Understanding market rates:
If you're unsure whether a proposed increase is fair, it's worth researching what similar properties in your area are currently renting for. Check property portals and speak to local agents to get a sense of the local market. This helps you understand whether the proposed rent aligns with what's typical in your area.
If, after doing your research, you believe the proposed increase is substantially above market rate, you have the option to refer it to the Tribunal for an independent assessment.
The Tribunal reviews evidence from both sides and determines the appropriate market rent. They can confirm your landlord's proposed rent or set a lower one. They cannot increase it beyond what your landlord proposed. The new rent doesn't take effect until after the Tribunal makes its decision. If paying the increase would cause genuine financial hardship, they can delay it by up to two months.
This right protects you from excessive increases, not from market-rate increases when rental prices are rising across your area. If your landlord's increase reflects what similar properties rent for, the Tribunal will likely confirm it.
The end of rental bidding
From 1st May 2026, landlords and agents cannot invite or accept offers above their advertised rent. If a property is marketed at £900 per month, that's the maximum. Landlords cannot accept higher offers, even if you offer more to secure the property. The asking rent must be consistent across all platforms.
This means competition for properties is based on being a suitable tenant – your affordability, references, and reliability – rather than who offers the most money.
Anti-discrimination protections
Landlords can no longer have blanket policies refusing tenants with children or those receiving benefits. Every application must be assessed on individual merit.
What's no longer permitted:
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Advertisements stating "no DSS" or "no children"
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Asking about benefit status before considering other factors
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Income requirements designed to exclude people on benefits
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Using "professional tenants only" as automatic disqualifiers
What landlords can still do:
They can assess whether you can afford the rent, ask for references, conduct credit checks, and refuse applications where affordability or rental history raises concerns.
The important difference:
Assessment must be individual and fair. If you can demonstrate you can afford the rent reliably, regardless of your income source, you must be considered on equal footing with other applicants.
If you experience discrimination:
Keep records of everything. Save screenshots of discriminatory advertisements. Note down conversations where you were refused based on having children or receiving benefits. You can report discrimination to your local authority, who have powers to investigate and penalise landlords.
Requesting permission for pets
You can now formally request permission to keep a pet, and landlords cannot unreasonably refuse your request.
Submit a written request to your landlord specifying what pet you want to keep. Your landlord can ask you to provide pet insurance to cover potential damage.
They can refuse for reasonable grounds such as the property being unsuitable for the type of pet, building restrictions from freeholders, or specific property issues. Simply saying "no pets allowed" without specific reasons related to your circumstances or the property isn't acceptable under the new rules.
If your request is refused, ask for the reasons in writing. If you believe the refusal is unreasonable, you have options to challenge it.
Decent Homes Standard and the landlord database
From 2027, all private rentals must meet the Decent Homes Standard. This means your home must be free of serious hazards, in reasonable repair with modern facilities, and adequately heated with proper insulation. Awaab's Law will introduce legally enforceable timeframes for landlords to address serious hazards like damp and mould.
Report issues to your landlord promptly and in writing. Give them reasonable opportunity to investigate and fix problems. If they don't respond appropriately, you can contact your local authority's housing enforcement team for support.
From late 2026, all landlords must register on a government database that you can access. You'll be able to check whether your prospective landlord is registered and whether their properties comply with safety standards. This provides valuable transparency when you're deciding who to rent from.
What you need to know now
If you're currently renting on a fixed-term tenancy: Your tenancy automatically converts to periodic on 1st May 2026. Your landlord should provide you with a government information leaflet by 31st May 2026. All your new rights apply from 1st May 2026.
If you're already on a periodic tenancy: Your tenancy continues as before, but from 1st May 2026 you gain the additional rights and protections outlined in this guide.
If you're looking for a rental property: From 1st May 2026, all new tenancies will be periodic from day one. When the landlord database launches, you'll be able to check whether your prospective landlord is registered and compliant.
If you're experiencing issues: Keep detailed records of all communications, repair requests, and problems. From late 2026, a landlord ombudsman will provide a route to raise complaints without needing to go to court. Your local authority's housing team remains available for serious issues.
Your responsibilities remain important
These new rights come alongside your existing responsibilities: pay your rent on time and in full, look after the property and report maintenance issues promptly, respect your neighbours and avoid antisocial behaviour, follow all terms of your tenancy agreement, give proper notice (two months) if you need to leave, and allow your landlord reasonable access for repairs and inspections with proper notice.
The reforms are designed to create clearer, fairer rules for everyone in the rental sector. Both rights and responsibilities matter.
What this means for tenants
The Renters' Rights Act 2026 represents the most significant update to rental legislation in decades. The key changes – ending no-fault evictions, introducing permanent periodic tenancies, providing rent challenge rights, and strengthening tenant protections – fundamentally shift how the rental sector operates.
Being aware of both your new rights and your continuing responsibilities puts you in a stronger position when renting. You'll know what protections you have, what your landlord can and cannot do, and how to address issues if they arise.
How we can help
If you're renting in Rushden, Kettering, Wellingborough, Corby or the surrounding areas and have questions about how these changes affect your tenancy, we're here to help. We've been managing rentals in Northamptonshire since 1992 and understand both the local market and the new legislation.
Contact our Rushden office on 01933 316 131 or Kettering on 01536 517 951.
This article provides general guidance on the Renters Rights Act 2026. For specific legal advice tailored to your circumstances, please consult a solicitor or legal professional. Information is accurate as of February 2026.