Renters’ Rights Act - What you need to know in February 2026
Rent Reforms in England - What You Need to Know in February 2026
England’s private rented sector is on the brink of one of the most significant shake-ups in decades. After years of debate, new laws are being introduced that will dramatically change how renting works - aiming to give tenants more stability and fairness while reshaping the responsibilities of landlords. Here’s a clear, up-to-date guide to the reforms unfolding as of February 2026.
The Big Picture: A New Era for Renters
The centrepiece of the overhaul is the Renters’ Rights Act 2025, which brings the most sweeping rental reforms since the late 1980s. Although the Act received Royal Assent in October 2025, most of the key changes are scheduled to take effect from 1 May 2026.
In addition to tenancy reforms, the government is progressing leasehold and ground rent reforms that will affect many leaseholders across England and Wales.
Major Changes Coming in May 2026
1. No More No-Fault Evictions
From 1 May 2026, landlords will no longer be able to use Section 21 “no-fault” eviction notices - a major source of insecurity for tenants for decades. Instead, landlords must use legal grounds to end a tenancy (e.g., rent arrears, sale of the property).
This means tenants gaining longer-term security and reduced risk of being asked to leave without clear cause.
2. Assured Periodic Tenancies Replace Fixed Terms
All existing Assured Shorthold Tenancies (ASTs) - the most common rental agreement in England - will automatically convert to assured periodic tenancies. In practice, this means no more fixed end dates in contracts; rent is paid on a rolling basis and tenants can give notice when they choose (with statutory requirements).
3. Rent Increase Controls
Under the new system:
Landlords can only increase rent once a year.
A two-month notice must be given before any increase.
Tenants can challenge excessive rent hikes at a tribunal.
This aims to make rent changes more predictable and fairer.
4. No More Bidding Wars
Some landlords and letting agents historically accepted rental offers above the advertised price — known as bidding wars. The reforms will ban this practice, supporting transparency and fairness in rent negotiations.
Additional Tenant Rights
The changes also include:
A cap on how much rent can be asked in advance (generally one month).
A tenant’s right to request pets, which landlords must consider reasonably.
Leasehold and Ground Rent Reform
Parallel to tenancy reform, the government is also advancing leasehold reforms, notably:
A proposed cap on ground rents - initially at £250 per year, moving to a peppercorn (effectively zero) after 40 years.
Measures to improve leasehold fairness and reshape how property is owned and managed.
These proposals - still subject to legislative process - could benefit hundreds of thousands of long-lease homeowners by reducing onerous charges.
Reactions from the Sector
The reforms have sparked mixed reactions:
Tenant groups and campaigners generally welcome the changes, seeing them as overdue improvements that tackle insecurity and poor housing conditions.
Landlord associations and property investors have raised concerns. Some warn that increased regulation, compliance costs, and uncertainty could discourage investment and reduce rental supply - potentially pushing rents up in the long term.
There are also unexpected technical impacts, for example questions around how taxes like stamp duty apply to long-running periodic tenancies.
Looking Ahead
Although the core reforms begin in May 2026, implementation will be phased. Later stages (through 2026–27) are expected to cover additional measures such as landlord accreditation, enforcement mechanisms, and new housing standards.
For tenants and landlords alike, the key date to remember is 1 May 2026 - the moment the rented sector in England enters a new legal era.
Final Thoughts
England’s rent reforms in 2026 represent a major shift toward greater tenant security, fairer practices, and clearer rules. But they also require landlords and tenants to adapt, understand their rights and responsibilities, and prepare for changes in how properties are rented, managed, and regulated.
Whether you rent, let, or invest in property, now is the time to stay informed - and to seek guidance if you’re unsure how these reforms will affect you.