Millions of Renters Have More Rights – But Many Still Don’t Know

England’s private rental market changed permanently on 1st May 2026, with the Renters’ Rights Act bringing the biggest overhaul of the sector in decades. Around 11 million renters are affected, along with every private landlord in England. Michelle Niziol, property expert and founder of IMS Property Group, says the law doesn’t wait for people to catch up. “Knowing the rules is no longer optional. The legislation is live, and being unaware of it is not a defence.”

A recent compliance assessment by Togal, completed by nearly 400 landlords who had actively sought out a readiness check ahead of the deadline, found 84% still fell into at-risk or high-risk tiers, with an average score of just 38 out of 100. For landlords working with an experienced letting agent, much of this compliance burden is managed on their behalf, although legal responsibility still ultimately rests with the landlord. For those going it alone, the knowledge gap puts them at risk.

What it means for renters

The most immediate change is greater security. No-fault evictions have ended, and landlords can no longer ask tenants to leave without a valid legal reason. All tenancies are now open-ended, removing fixed end dates that often created uncertainty.

Rent increases are now more tightly controlled, with landlords restricted to one increase per year through a formal legal process. Tenants can challenge rises they believe are above the local market rate at a property tribunal.

Bidding wars are also now unlawful. Where landlords or agents previously encouraged offers above an advertised rent, that practice is now prohibited.

Tenants also gain the right to request a pet, and landlords cannot issue blanket refusals without reasonable grounds.

Every tenant should receive a government-issued Information Sheet explaining their rights under the new system. Landlords who fail to provide this to existing tenants by 31 May 2026 face a fine of up to £7,000.

“For renters, this brings real stability,” says Niziol. “These changes were long overdue. There were too many landlords offering substandard housing and not looking after their tenants properly. The ones who were doing it right have nothing to worry about.”

Driving more professionalism in the sector

With no-fault evictions gone, regaining possession now requires a specific legal reason, such as selling the property or moving back in. These routes still exist, but they require formal notice and evidence.

Safety documentation now carries greater weight. An expired Gas Safety certificate, electrical inspection report or EPC can prevent a landlord from obtaining a court possession order altogether.

Rent increases must now follow a strict legal process. Landlords must use Form 4A, give at least two months’ notice, and can only increase rent once a year. Tenants who believe a rise exceeds market value can refer it to the First-tier Tribunal.

There are also broader record-keeping obligations. Landlords must provide tenants with written key terms before a tenancy begins and maintain accurate documentation throughout. Councils now have a duty to enforce these rules, and repeat breaches can lead to penalties of up to £40,000.

“Landlords who are well-organised and running their properties properly will find this manageable,” says Niziol. “Those who haven’t been treating it like a proper business will feel the difference.”

The bigger picture

For Niziol, the Renters’ Rights Act is part of a much wider shift in the property market. Rents have risen and supply has tightened, and with some landlords now exiting the sector, that pressure is unlikely to ease.

“A lot of landlords are frustrated,” she says. “The sector has become harder, more regulated and far less forgiving than it was even five years ago, however, changes were long overdue.

“What we’re moving towards is a market where the good operators become more visible. The landlords who know their numbers, understand compliance, maintain their properties properly and think long term will still do well.

“Demand for rental homes has not gone away, and as hobby landlords leave the market, the opportunity becomes stronger for the people who stay in it.”