Renting in England is set to be transformed, the government says, with a raft of major changes coming into effect from 1 May 2026 for 11 million renters.

Following the passing into law of the Renters’ Rights Act, the timeline for implementing the new legal protections has been published, giving time for landlords and letting agents to deliver the changes for their tenants, the government says.

The incoming changes have received praise from homelessness and tenant groups, such as Shelter, Generation Rent and Citizens Advice.

From 1 May, private renters will no longer face being served with a Section 21 ‘no-fault’ eviction notice. Tenants will be able to appeal excessive above-market rent increases that try to force them out and landlords can no longer unreasonably refuse tenants’ requests to have a pet.

Meanwhile landlords will have stronger legally valid reasons to get their properties back when needed – whether to move in, sell up or deal with rent arrears or antisocial behaviour.

Housing secretary Steve Reed said: “We’re calling time on no fault evictions and rogue landlords. Everyone should have peace of mind and the security of a roof over their head – the law we’ve just passed delivers that.

“We’re now on a countdown of just months to that law coming in – so good landlords can get ready and bad landlords should clean up their act.”

Other changes which come into effect on 1 May will go further to tackle discrimination and financial exploitation, creating a more stable, fairer system for renters. It will become illegal for landlords and letting agents to:

• Increase rent prices more than once a year
• Ask for more than one month’s rent payment in advance
• Pit prospective tenants against one another through rental bidding wars
• Discriminate against potential tenants, because they receive benefits or have children.

Alongside the implementation timeline setting out when the changes will take effect, the government has also released advance guidance to support landlords and letting agents.

English councils will be legally responsible for overseeing these new rights, backed by stronger enforcement powers. This includes tougher fines of up to £7,000 for breaches, rising to £40,000 if offenders repeatedly or continue to breach the rules or commit a serious offence. Tenants or local authorities will also be able to seek rent repayment orders, forcing landlords to pay back rent for offences.

After the first phase of changes in May, the Renters’ Rights Act will come in two further stages, with phase 2 (starting late 2026) introducing:

• The Private Landlord Ombudsman – a free, independent service designed to help tenants resolve complaints not dealt with by their landlord without going to court
• A private rented sector database – a new central online place where all landlords must register themselves and the properties they rent out.  It will be rolled out in two stages and the need for landlords to sign up will be staggered by areas across England from late 2026.

More protections to improve conditions in private rented homes will come in phase 3, with public consultations informing their introduction.

This includes introducing a Decent Homes Standard to the private rented sector for the first time, while the extension of Awaab’s Law to the PRS will soon be consulted on.

Alongside the Renters’ Rights Act, the government says an improved Housing Health and Safety Rating System will better assess health and safety risks in homes and make it more efficient and easier to understand.

Additionally, new standards to ensure privately rented properties are warmer and cheaper to run are planned. The government has consulted on plans to require all domestic privately rented properties in England and Wales to meet Minimum Energy Efficiency Standards (MEES) of EPC C or equivalent by 2030 unless a valid exemption is in place. Further details will be set out in the government’s response to the consultation.

Ben Twomey, Chief Executive of Generation Rent, said: “This new law is a vital step towards re-balancing power between renters and landlords and should be celebrated.

“Our homes are the foundation of our lives, but for too long our broken renting system has left renters staring down the barrel of poverty and homelessness. For decades, Section 21 evictions have forced renters to live in fear of being turfed out of our homes, preventing us from raising valid concerns with our landlords. At last, we know when this outdated and unfair law will be sent packing.

“This Renters’ Rights Act is the result of years of tireless campaigning from the renter movement, alongside the dedication and strength of ordinary renters. With change on the horizon, I hope that renters across England can rest a little easier tonight in recognition of what we have achieved together.”

Tom Darling, Director of the Renters’ Reform Coalition, which includes Shelter, Generation Rent, Citizens Advice and ACORN, said: “Today’s announcement that the end of Section 21 evictions will come into force on 1st May is huge news for England’s 12 million renters. We have fought for this day for so long and to now have certainty about when the last ‘no-fault’ eviction will be is crucial for our members, who will be trying to ensure as many renters as possible are aware of their new rights.”

“In addition, it will be important that the government quickly implement the whole Renters’ Rights Act – including the Private Rented Sector Database and Awaab’s Law – so that renters can feel the full benefits of this once-in-a-generation upgrading of their rights as soon as possible.”

Sarah Elliott, Chief Executive of Shelter, said: “Today marks a pivotal step forward for England’s 11 million renters as the government unveils its roadmap for implementing the landmark Renters’ Rights Act. This is the result of years of determined campaigning by renters across the country who refused to accept the injustices of a broken private rental system.

“For too long, renters have lived under the constant threat of no-fault evictions. Families have been torn from their communities, with record numbers pushed into homelessness. Too many have been silenced about discrimination and unsafe conditions. Today we celebrate that their voices have finally been heard, and change is on the way.

“But renters must understand that their rights will not change today. The current system remains in place until the new rights come into force from May 1, 2026. Until then, we stand ready to support renters and help them understand the vital changes the Act will introduce.”