What Changed for Renters in London in 2026: The Renters' Rights Act Explained
Section 21 evictions banned, rent in advance capped, bidding wars illegal — what the Renters' Rights Act changed for London renters in 2026.
The Renters' Rights Act 2025 came into force on 1 May 2026, and it's the biggest change to private renting law in England in over 30 years. If you're renting in London, here's exactly what's different now, without the legal jargon.
| Before 1 May 2026 | Now | |
|---|---|---|
| No-fault eviction | Section 21, no reason needed | Abolished — a legal ground is required |
| Tenancy type | Fixed-term assured shorthold | Rolling periodic assured tenancy |
| Rent increases | Loosely restricted | Once a year, challengeable at tribunal |
| Rent in advance | Sometimes 6–12 months demanded | Capped at one month |
| Bidding above asking rent | Common | Illegal |
| Pets | Landlord could refuse outright | Cannot be unreasonably refused |
| "No DSS" / "no children" | Widely used | Illegal as a blanket policy |
| Complaints | Court, mostly | Free PRS Ombudsman |
Section 21 "no-fault" evictions are gone
The headline change: landlords can no longer evict you with a Section 21 notice just because your fixed term is ending or they simply want the flat back with no reason given. From 1 May 2026, every eviction has to rely on a specific, legally defined ground — the landlord wants to sell the property, wants to move in themselves or a close family member, you're in serious rent arrears, or you've breached the tenancy in some other specific way. Each ground has its own notice period and evidence requirements, and some can't be used until you've lived in the property for a minimum period.
If your landlord served you a Section 21 notice before 1 May 2026, it can still be valid under transitional rules, but only within a strict window — landlords had to start court proceedings by 31 July 2026 at the latest, or the notice lapsed permanently. If you're unsure whether a notice you received is still valid, it's worth checking with Shelter or a solicitor rather than assuming either way.
Fixed-term tenancies are being phased out
Most private tenancies in England have moved from assured shorthold tenancies (ASTs) with a fixed term to assured periodic tenancies. In practice, this means there's no more being locked into a 6 or 12-month contract — the tenancy simply continues, rolling forward, until it's ended lawfully by either side using the correct notice process. You're no longer stuck if your circumstances change partway through what would have been a fixed term, and a landlord can't let a fixed term "expire" as a backdoor way to remove you without a proper ground.
Rent increases are limited to once a year — and you can challenge them
Landlords can now only raise the rent once every 12 months, and only through a formal Section 13 notice giving you at least one month's warning of the proposed new figure. If you think the increase is above the genuine market rate for a comparable property, you can challenge it at the First-tier Tribunal for free, and the tribunal can't set the rent any higher than what your landlord actually proposed — so challenging one carries no risk of ending up paying more than was asked. This closes off the old tactic some landlords used of pushing rent up sharply to force a tenant out without going through a formal eviction.
Bidding wars on rent are now illegal
Landlords and agents have to advertise a flat at a specific asking rent, and that figure becomes the legal ceiling — they can't invite, encourage, or accept an offer above it, even informally. If you've been asked to "make an offer" above the advertised price on a listing, that's no longer allowed. HomeScout only surfaces the advertised asking price for exactly this reason — what you see is what the law says the landlord can actually charge.
Rent in advance is capped at one month
Landlords can no longer demand six or twelve months' rent upfront before you move in — a practice that had shut out plenty of renters who simply didn't have that much cash sitting around, even with a perfectly good income. For new tenancies from 1 May 2026, no more than one month's rent can be required in advance, on top of the usual deposit (still capped at five weeks' rent for annual rents under £50,000, six weeks above that) and a holding deposit capped at one week's rent.
Pets, and no more blanket "no DSS" or "no children" rules
Tenants now have a stronger legal right to request a pet, and a landlord can't unreasonably refuse — though they can require you to take out pet insurance to cover potential damage. Separately, it's now illegal for a landlord or agent to have a blanket policy refusing to rent to someone because they receive housing benefit or Universal Credit, or because they have children. Individual affordability checks are still allowed; an outright "no DSS" or "no kids" policy is not.
A new ombudsman and a public landlord database
A new Private Rented Sector Landlord Ombudsman gives tenants a free way to raise complaints and disputes without going to court. Alongside it, a new Private Rented Sector Database requires landlords to register, which should make it easier to check whether a landlord or property is legitimate before you sign anything — a useful extra check alongside the usual ways to avoid rental scams.
Homes have to meet a decent standard, faster
The Decent Homes Standard and Awaab's Law — previously only enforceable in social housing — now apply to private rentals too. Landlords have fixed, legally enforceable timescales to investigate and fix serious hazards like damp and mould once you've reported them, rather than being able to leave it indefinitely.
What this actually means if you're renting in London right now
If you're already in a tenancy, most of these protections apply to you automatically — you don't need to do anything to "opt in." If you're currently flat hunting, the practical differences are: the advertised rent is genuinely the maximum you'll be asked to pay, you shouldn't be asked for large sums of rent upfront, and you have real recourse if a landlord tries to remove you without a proper reason or hike your rent unfairly. None of this changes the practical side of finding a flat fast in a competitive market — for that, speed still matters more than anything else.
This is a general summary, not legal advice — if you're dealing with a specific eviction notice, rent dispute, or unclear situation, Shelter and Citizens Advice both offer free, London-specific guidance on your exact circumstances.
FAQ
Can my landlord still evict me without giving a reason?
No — Section 21 "no-fault" evictions were abolished from 1 May 2026. Every eviction now has to rely on a specific legal ground, such as the landlord selling the property or wanting to move in themselves.
Do I still need to sign a 12-month tenancy agreement?
No — most tenancies are now periodic (rolling) rather than fixed-term, so you're not locked in for a set number of months the way renters were before.
Can a landlord ask for six months' rent upfront?
No, not for a new tenancy started after 1 May 2026 — rent in advance is now capped at one month, separate from the deposit.
Can I get a pet in my rented flat now?
You have a stronger right to request one, and your landlord can't unreasonably refuse, though they can ask you to get pet insurance to cover potential damage.
What happens if my landlord tries to raise my rent by a lot?
You can challenge it for free at the First-tier Tribunal, and the tribunal can't set your rent any higher than what your landlord originally proposed, so there's no downside to challenging a rise that looks excessive.
