May 2026, New Rules for Tenants & Landlords that your NEED to know! Renters Rights Bill Terms Confirmed.

UPDATE 14/11/25

Breaking news, we now have an official date for the Renters Rights Bill 2026. Starting in May 2026, the end of periodic tenancies, the end of no fault evictions, caps to rent in advance, rental budding bans and more.

Read below to see what the agreed changes are that will begin to roll out in May 2026.

Earlier this week, in the House of Lords, The Renters Rights Bill entered its final amendments meeting. And very little actually changed. On one hand, this is a positive because it means the preparations Landlords and Letting Agents have been putting into place these least few months won't need adjusting. On the other hand, it still means that a tidal wave of changes is going to come crashing like a storm into the rental market. And if you're not prepared, then you may find yourself being swiftly swept away.

Luckily for you, you're currently at the perfect place to prepare. We've created a series that goes over some of the Renters Rights concerns.

What is the Renters Rights Bill?

Simply put, it is a complete reformation of how rentals have worked before. No more fixed terms. No more payment upfront. Notice dates for tenants and landlords have been extended. Removal of no fault Section 21 evictions. As we've said: a complete renovation. Even if you're in a fixed term now, you can expect your contract to convert to a monthly rolling agreement once these terms come into place.

It certainly gives more power to tenants to live in their property without fear of any sudden changes. And this is good for Landlords as well, as long as you've got the right tenants. Statistically, tenants are already staying longer in rental properties, especially those with strong communities. What it ultimately means is that if a tenant is in the perfect location for them, they have more power to establish themselves there long-term.

But there are also many concerns - such as the long notice periods Landlords must give tenants (at least 4 months!). So if you're a Landlord with a problematic tenant, it can pose some difficulty.

Here's the full breakdown from the Gov.UK site, which we now know is unchanged from the terms that will be implemented soon:

Overview of bill measures

The Renters’ Rights Bill will:

• Abolish section 21 evictions and move to a simpler tenancy structure where all assured tenancies are periodic – providing more security for tenants and empowering them to challenge poor practice and unfair rent increases without fear of eviction. We will implement this new system in one stage, giving all tenants security immediately.

• Ensure possession grounds are fair to both parties, giving tenants more security, while ensuring landlords can recover their property when reasonable. The bill introduces new safeguards for tenants, giving them more time to find a home if landlords evict to move in or sell, and ensuring unscrupulous landlords cannot misuse grounds.

• Provide stronger protections against backdoor eviction by ensuring tenants are able to appeal excessive above-market rents which are purely designed to force them out. As now, landlords will still be able to increase rents to market price for their properties and an independent tribunal will make a judgement on this, if needed.

• Introduce a new Private Rented Sector Landlord Ombudsman that will provide quick, fair, impartial and binding resolution for tenants’ complaints about their landlord. This will bring tenant-landlord complaint resolution on par with established redress practices for tenants in social housing and consumers of property agent services

• Create a Private Rented Sector Database to help landlords understand their legal obligations and demonstrate compliance (giving good landlords confidence in their position), alongside providing better information to tenants to make informed decisions when entering into a tenancy agreement. It will also support local councils – helping them target enforcement activity where it is needed most. Landlords will need to be registered on the database in order to use certain possession grounds.

• Give tenants strengthened rights to request a pet in the property, which the landlord must consider and cannot unreasonably refuse. To support this, landlords will be able to require pet insurance to cover any damage to their property

• Apply the Decent Homes Standard to the private rented sector to give renters safer, better value homes and remove the blight of poor-quality homes in local communities.

• Apply ‘Awaab’s Law’ to the sector, setting clear legal expectations about the timeframes within which landlords in the private rented sector must take action to make homes safe where they contain serious hazards.

• Make it illegal for landlords and agents to discriminate against prospective tenants in receipt of benefits or with children – helping to ensure everyone is treated fairly when looking for a place to live.

• End the practice of rental bidding by prohibiting landlords and agents from asking for or accepting offers above the advertised rent. Landlords and agents will be required to publish an asking rent for their property and it will be illegal to accept offers made above this rate.

• Strengthen local authority enforcement by expanding civil penalties, introducing a package of investigatory powers and bringing in a new requirement for local authorities to report on enforcement activity.

• Strengthen rent repayment orders by extending them to superior landlords, doubling the maximum penalty and ensuring repeat offenders have to repay the maximum amount.

It's a confusing time for tenants and landlords, but if you're looking for guidance, then get in touch with us today.

How Northwood Northampton supports Landlords & Tenants

Our team specialises in helping landlords make confident, informed decisions — whether you're just starting out or growing a portfolio.

We offer:

• Free, honest consultations

• Accurate rental valuations based on live tenant demand

• Full property management with compliance built in

• Guaranteed Rent service for landlords who value certainty

Contact Northwood Northampton, or Jason Wells, today.

Northampton@northwooduk.com / JasonWells@Northwooduk.com 

01604 607080

Jason Wells is Branch Manager at Northwood Northampton. With over 15 years’ experience in the local property market, Jason specialises in helping landlords competitively price their properties reduce risk, and build long-term success.