The way renting works in England is changing, and for many tenants, it’s a long-awaited shift.
From 1 May 2026, the first major phase of the Renters’ Rights Act (RRA) comes into force, bringing new protections, more flexibility, and greater clarity for people renting privately. If you’re a student, a young professional, an international renter, or anyone trying to build a life while renting, these changes are designed to give you more security and fewer nasty surprises.
At Housing Hand, our recent survey of over 1,700 renters showed that many tenants lack clarity around their rights, tenancy terms, and how upcoming reforms will affect them. With that in mind, here’s a clear breakdown of what’s changing, what it means for you, and how to prepare.
Fixed-term tenancies are ending
From 1st May 2026, most private renters (excluding those classed as PBSA – that are exempt from RRA) will move onto ‘Assured Periodic Tenancies’.
That means no more fixed 6- or 12-month contracts that lock you in. Instead, your tenancy will roll on month-to-month, giving you more flexibility over when you stay and when you leave. There is an exception for Students in HMO where the Landlord can serve ahead of the tenancy a Ground 4A notice that will allow them to regain the property at the end of that year’s academic cycle (June-September).
You’ll be able to end your tenancy at any point by giving two months’ notice, without having to wait for a contract to expire. For renters whose plans change, whether that’s a new job, a course ending, or personal circumstances shifting, this is a major improvement in flexibility. However, if you’re in a shared tenancy agreement, you should be aware that if one of you gives notice, this could affect the whole dependency (depending on your contract type)
These new tenancy rules will apply to both new and existing private tenancies from 1st May 2026, so this isn’t just something for people signing new contracts in the future.
No more “no-fault” evictions
One of the most talked-about changes is the abolition of Section 21, often referred to as ‘no-fault evictions’.
From May 2026, landlords will no longer be able to evict tenants without giving a valid reason. That means you can’t be asked to leave simply because your landlord wants change the tenants or doesn’t want to renew your agreement.
Landlords will still be able to regain possession in specific situations, such as serious rent arrears or anti-social behaviour, but these grounds must be clearly defined under Section 8.
For tenants, this change offers something many have never really had before: a sense of stability. It reduces the constant worry that your home could be taken away with little notice, even if you’ve done everything right.
Rent increases will be more controlled
Rent will still be allowed to increase, but the way it happens is changing.
Under the new rules, rent increases will be limited to once per year, and landlords will need to give you at least two months’ notice before the new rent takes effect. Any increase will need to follow a formal process, and tenants will have the right to challenge unfair rises.
This brings more predictability and transparency to renting, especially helpful for students and early-career renters trying to budget month to month.
Rental bidding wars are banned
Another important change tackles some of the most frustrating experiences renters face.
From May 2026, landlords and letting agents will no longer be allowed to accept rent offers above the advertised price. If a property is listed at a certain rent, that’s the price it must be let at.
Rent in advance is also banned
At the same time, landlords will not be able to request more than one month’s rent in advance. This is designed to stop renters from being priced out simply because they can’t afford large upfront payments.
For many tenants – particularly students and international renters – this levels the playing field and makes the process fairer and more accessible.
However, should a tenant wish to pay upfront after a tenancy has started, they may volunteer to do so.
Stronger protection against discrimination
The Act also makes it illegal for landlords and agents to discriminate against tenants because they have children or receive benefits.
This includes refusing viewings, withholding information, or discouraging applications based on these factors. For renters who have previously felt shut out of the market, this is a significant step forward.
Better standards and faster action on poor conditions
While the biggest changes arrive in May 2026, further changes are already planned.
Later phases of the Act will introduce a national landlord database, a mandatory Landlord Ombudsman, and stronger standards for property conditions, including extending Awaab’s Law and applying a Decent Homes Standard to private rentals.
These measures aim to make it easier for tenants to check who they’re renting from, raise complaints when things go wrong, and live in safer, better-maintained homes.
What this means for students and shared housing
These reforms will cover most private student rentals. However, private Purpose-Built Student Accommodation (PBSA) may remain exempt from the assured tenancy system if providers meet approved codes of practice.
That means the exact rules you experience may depend on the type of accommodation you’re in, another reason it’s important to understand your tenancy type and ask questions before signing.
How to prepare as a renter
Although the changes don’t take effect until May 2026, it’s worth getting familiar with what’s coming.
Read your tenancy agreement carefully, keep records of communication with your landlord or agent, and don’t be afraid to ask for clarification. Knowing your rights puts you in a stronger position, especially during renewals or rent discussions.
And if you’re worried about guarantor requirements, affordability, or navigating the rental process as things evolve, that’s where Housing Hand can help.
The Renters’ Rights Act marks a major shift towards fairness, stability, and transparency in renting. But even with better laws, renting can still feel complicated, particularly if you’re new to the UK, studying away from home, or renting for the first time.
At Housing Hand, we support tenants through these transitions by standing as a professional UK guarantor and providing additional wellbeing support, so you can focus on settling into your home with confidence.
If you’re unsure how the changes affect you, or you’re planning your next move, our team is always happy to help you understand your options and rent with peace of mind.
