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By SheldonDavidsonSolicitors
The first major phase of the Renters’ Rights Act has now come into force, bringing important changes for private renters across England.
Although the legislation is formally called the Renters’ Rights Act 2025, many tenants know it as the Renters’ Rights Act 2026 because the key Phase 1 reforms started on 1 May 2026. These changes affect how private tenancies operate, how landlords can recover possession, how rent increases must be handled, and how tenants are protected from unfair treatment.
For tenants living with poor housing conditions, repeated repair delays, damp, mould, leaks, or other forms of disrepair, these reforms are especially important. The new rules are designed to give renters more stability and make it harder for landlords to use eviction or unfair rent practices as a way of avoiding their responsibilities.
Phase 1 refers to the first set of major legal changes introduced under the Renters’ Rights Act. These changes came into effect on 1 May 2026 and apply mainly to the private rented sector in England. Different rules apply to social housing tenants, lodgers, student halls of residence, and some other forms of accommodation.
The Act introduces several important changes designed to make renting fairer, improve tenant security, and ensure landlords follow clearer legal processes when managing private rented homes.
One of the most significant Phase 1 changes is the end of Section 21 no-fault evictions. From 1 May 2026, landlords can no longer use this route to evict private tenants without giving a reason.
Landlords must now have a legally valid reason to end a tenancy. This gives tenants greater security, particularly where they need to report disrepair or poor housing conditions.
Landlords can still recover possession of a property, but they must use the correct legal process. In most cases, this means serving a Section 8 notice and relying on a recognised possession ground.
These grounds may include serious rent arrears, anti-social behaviour, property damage, or the landlord needing to sell or move into the property. If the tenant does not leave, the landlord must apply to court for a possession order.
Most existing assured shorthold tenancies automatically became assured periodic tenancies on 1 May 2026. New private tenancies will also usually run on a rolling basis rather than having a fixed end date.
This gives tenants greater flexibility and security. A tenancy no longer ends simply because a fixed term has expired, which is especially important for tenants living with serious disrepair or unsafe conditions.
Tenants with an assured periodic tenancy can usually end their tenancy by giving two months’ written notice. This may be done by letter, email, or text.
The tenant and landlord can agree a shorter notice period in writing. This gives tenants more control if they need to move because of affordability, family circumstances, work, or poor property conditions.
Landlords must now use the statutory Section 13 process to increase rent. This usually means giving at least two months’ notice using the correct form, and rent can generally only be increased once a year.
Tenants can challenge a proposed increase at the First-tier Tribunal if they believe it is above the open market rent. This helps protect tenants from sudden or excessive rent rises.
From 1 May 2026, landlords and letting agents cannot ask for rent before the tenancy agreement has been signed. Once the agreement is signed, they can usually only request one month’s rent in advance.
This change is designed to make renting fairer. It also reduces pressure on tenants who may previously have been asked to pay several months’ rent upfront.
Landlords and letting agents must now advertise a clear rental price. They cannot encourage or accept offers above the advertised rent.
This is intended to make the rental market more transparent. It also helps prevent tenants from being pushed into bidding wars for homes.
Landlords and letting agents cannot refuse to rent to someone because they have children or receive benefits. They also cannot make it harder for these tenants to view or apply for a property.
Affordability and referencing checks are still allowed. However, landlords must consider each tenant fairly and cannot apply blanket bans.
Tenants now have a stronger right to request permission to keep a pet. Landlords must consider the request properly and provide valid reasons if they refuse.
This does not mean every request must be accepted. However, landlords can no longer rely on a blanket “no pets” rule without reasonable consideration.
Landlords or letting agents must provide existing tenants with the official Renters’ Rights Act Information Sheet 2026 by 31 May 2026. A copy must be given to every named tenant.
The Information Sheet explains how the Act affects the tenancy. Landlords do not usually need to issue a new tenancy agreement where a written agreement already exists.
Tenants who believe their landlord is acting unlawfully should keep clear records. This may include tenancy documents, rent increase notices, eviction notices, emails, text messages, photographs of disrepair, videos, repair reports, and medical evidence where poor housing conditions have affected health.
Where the issue relates to disrepair, tenants should report the problem to the landlord or letting agent in writing and allow a reasonable opportunity for inspection and repair. If the landlord continues to ignore the issue, legal advice should be taken as soon as possible.
Tenants may also be able to contact their local council where the property is unsafe or where the landlord is failing to comply with legal obligations.
SDS Solicitors supports tenants who are living in poor housing conditions and struggling to get their landlord to take action.
The firm understands how stressful it can be when repair complaints are ignored, especially where damp, mould, leaks, or unsafe conditions are affecting a tenant’s health, family life, and wellbeing. SDS Solicitors provides clear, practical advice and helps tenants understand whether they may have a valid housing disrepair claim.
Where appropriate, SDS Solicitors can help gather evidence, contact the landlord, arrange expert input, pursue necessary repairs, and seek compensation where the legal test is met.
Don’t wait until the law changes to get the help you need. If your landlord has failed to carry out repairs or you're worried about your tenancy, contact SDS Solicitors today for expert advice on Housing Disrpeair Claims.
We’ll help you understand your rights, explore your legal options, and fight to get your home repaired and your voice heard.
Call us now or use our online form to arrange your free, no-obligation consultation.
