Millions of renters across England are now benefiting from the most significant expansion of tenant protections in more than four decades, as a landmark reform package comes into force
today (1 May 2026).
The new legislation delivers wide-ranging changes aimed at improving security, affordability and fairness in the private rental sector, which houses around 11 million people.
At the centre of the reforms is the long-awaited abolition of Section 21 “no-fault” evictions, a move designed to end the practice of landlords removing tenants without providing a reason. The government says the change will offer greater stability and help reduce homelessness.
Prime Minister Keir Starmer said: “For too long, families have lived with the constant fear of eviction, while young people have been outbid for the homes they need to start their lives.
Today we are putting that right. We promised to fix a broken rental system and we’re delivering.
This historic action will make renting fairer, safer and more secure for millions, so people can settle, put down roots and build their lives”.
Alongside the eviction ban, new rules limit rent increases to once per year and cap upfront rent payments at one month. Competitive bidding between prospective tenants has also been outlawed, preventing landlords from accepting offers above advertised prices.
The reforms further introduce flexible, rolling tenancies, replacing fixed-term contracts. Renters will now be able to end agreements with two months’ notice, giving them greater mobility.
Additional protections aim to tackle discrimination in the rental market. Landlords are now prohibited from refusing tenants based on benefit status or whether they have children. Requests to keep pets must also be given reasonable consideration.
Housing Secretary Steve Reed said: “Renters have been living at the mercy of rogue landlords and in fear of losing their home for too long.
We are putting a stop to this with historic changes that give renters the security they deserve - marking the beginning of a new era for private renters”.
Enforcement measures have also been strengthened. Local councils have been granted expanded powers to investigate and penalise non-compliant landlords, with fines of up to £40,000 for breaches. Additional funding has been allocated to support enforcement, while court processes are being digitised to improve access to justice.
Housing charities and campaign groups have welcomed the reforms, describing them as a major step forward.
Key changes at a glance:
- Abolition of Section 21 “no-fault” evictions
- Introduction of rolling tenancies with two-month notice periods
- Rent increases limited to once annually
- Ban on rental bidding wars
- Cap of one month’s rent upfront
- Legal protections against discrimination
- Greater rights for tenants to keep pets
Transitional arrangements will allow ongoing Section 21 cases initiated before 1 May 2026 to proceed through the courts until 31 July 2026. After that date, landlords must rely on new legal grounds to regain possession of properties.
The government says the reforms represent the most substantial shift in renting rights in a generation, reshaping the relationship between tenants and landlords across England.
