England’s Rental Market Overhaul: What Tenants & Landlords Need to Know Now
There are major changes coming for renters in England under the new Renters’ Rights Act. Here at Chiltern Relocation, we help many clients in securing a rental property and the changes will certainly help to make the process fairer for tenants. The private rental sector in England is about to undergo its biggest transformation in decades. The new Renters’ Rights Act introduces sweeping reforms designed to give tenants more stability, greater protection and a stronger voice in a market that has typically been in favour of landlords.
We also have excellent links with many private landlords – meaning we are often able to source rental properties off market – so it is vital for landlords to also understand the potential impact of these changes.
Whether you’re a long-term renter or a landlord, here is a summary of what’s changing — and why it matters.
- Goodbye ‘No-Fault’ Evictions
The end of Section 21 is arguably the most significant change. From May 2026, landlords will no longer be able to evict tenants without giving a legally valid reason.
Why it matters:
- No more sudden “please leave” notices
- Tenants can’t be pushed out because the landlord wants a higher-paying tenant
- Tenants gain genuine security in their home
Evictions will still be possible, but only for specific grounds such as rent arrears, anti-social behaviour or a landlord needing to sell or move in.
- All Tenancies Become Rolling (Periodic)
Fixed-term tenancies are being phased out. Instead, all private renters will move to periodic tenancies, which are open-ended and renew annually.
Why it matters:
- Renewal stress is less as Landlords need to give four months notice, if they require the property back
- Less worry about contract expiry dates
- Tenants can end the tenancy with two months’ notice after six months
- Rent Increases Are Being Reined In
Rent rises have been one of the biggest pressures on tenants — and the new rules aim to alleviate this stress.
Key changes:
- Tenants must get two months’ notice of increase
- All rises must use the formal Section 13 process
- Tenants can challenge increases they believe are above market rate
This won’t freeze rents, but it will add consistency and strengthens the tenant’s right to contest unfair changes.
- No More Bidding Wars or Excessive Up-Front Rent
The new rules clamp down on practices that push renters into financial stress.
What’s banned:
- Asking for more than one month’s rent in advance
- ‘Rent bidding wars’, whereby tenants outbid each other to gain the property
- Advertising at one price, then asking applicants for a higher one
Why it matters:
- More predictable upfront costs
- Less pressure during viewings
- A fairer process for all applicants
- Protection Against Discrimination
Landlords and letting agents will no longer be allowed to refuse or discourage tenants because they have children or claim benefits. This is a big move towards equality in the sector.
This includes:
- Refusing to show properties
- Using coded language like ‘professionals only’
- Setting extra requirements for families or benefit claimants
- A New Right to Request a Pet
Pet lovers will have greater protection: tenants can now make a formal request to keep a pet, and landlords must respond within 28 days with a fair reason if they plan to refuse.
Impact:
It’s not a guaranteed yes for all pets, but it will stop blanket no pets allowed on rentals.
- Tougher Enforcement and Bigger Penalties
Councils are getting broader powers and more tools to act against rogue landlords, including:
- Stronger fines
- Better access to property records
- Extended Rent Repayment Orders (RROs)
Impact:
For tenants, this means rules aren’t just on paper — there is some recourse.
- A National Private Rental Database
A new database will list all private rented homes and their landlords.
Why it matters:
- More transparency for renters
- Easier checks before signing a tenancy
- Helps councils identify problem properties
This is planned for late 2026, but it could become one of the most powerful tools for renter protection.
- A New Landlord Ombudsman
A free, dedicated Ombudsman will help resolve disputes between tenants and landlords without going to court. Tenants and landlords can expect quicker resolutions for issues like:
- Unfair charges
- Poor communication
- Delays in repairs
- Deposit disagreements
- Stronger Housing Standards
A modernised Decent Homes Standard and wider application of mould/damp protections (like Awaab’s Law) aim to improve the overall quality of rental homes.
Impact:
Health and safety issues will have clearer timeframes and stricter enforcement.
What does all this mean in real terms?
These reforms are designed to create a rental market that’s:
- More secure (no-fault evictions are ending)
- More affordable over time (controlled rent increases)
- Fairer (no discrimination or bidding wars)
- More transparent (national database)
- More accountable (Ombudsman + enforcement powers)
For the first time in years, the balance of power is shifting towards tenants but at the same time providing landlords with access to professional services too.
The changes are due to come into force from 1 May 2026 and will be phased into law into late 2026 and mid-2027.
If you would like some further guidance regarding the changes to the rental law or have any further questions, speak to Chiltern Relocation to find out more about our home finding and relocation service. Please do contact us on 01494 672086 or email enquiries@chilternrelocation.com
