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The Renters' Rights Act

After years of tireless campaigning by renters, housing activists and coalitions, the changes in the Renters’ Rights Act have finally started to come into force and will now become a reality for England’s 11 million private renters.

Now we want to hear from you about what renting issue we should campaign on next.

Shape our next campaign

New, stronger rights for private renters start from 1 May 2026. Learn what these changes mean for you.

What the Renters' Rights Act means for private renters

The Renters’ Rights Act makes important changes that will benefit all renters across England. It will give them greater security in their homes and stronger protections against irresponsible landlords.

These changes will be particularly beneficial for certain groups, such as People of Colour, who have been disproportionately affected by the unfairness that has been at the centre of our private renting system.

The act also introduces specific new protections for groups who have faced discrimination based on their circumstances, such as renters with children and those receiving benefits.

Now, after years and years of campaigning, these changes are finally starting to be implemented. From 1 May 2026, there will be stronger rights for tenants and a fairer renting system.

Specifically, private renters will benefit from:

  • no more section 21 ‘no fault’ evictions — landlords will only be able to evict tenants if they have a legitimate reason (like selling the property)

  • a ban on discriminatory policies, such as ‘No kids’ and ‘No DSS’, which apply blanket bans against renters who have children or receive benefits

  • indefinite ‘periodic’ tenancies which will allow them to put down roots for the long term and mean they don't have to be stuck in poor quality homes

  • more flexibility if they need to move house (as long as they give their landlord two months' notice)

  • longer notice periods for many evictions

  • limits on requests made at the start of tenancies for rent paid in advance to just one month’s rent

  • a national register of private landlords – the ‘Private Rented Sector Database'

The experience of being evicted makes crystal clear just how much the odds have been stacked against you... I feel reassured knowing that… this can never happen again, thanks to the ban on ‘no fault’ evictions introduced by the Renters’ Rights Act.

Natalie, Shelter employee, who was served a section 21 'no fault' eviction notice

Why we needed reforms that put renters first

For too long, renters have faced constant insecurity and instability because of a private renting system that was not designed to work for them.

The rights and responsibilities of landlords and tenants have been out of balance, and renters have had to put up with:

  • the constant threat of section 21 ‘no fault’ evictions

  • sky-high rent increases

  • unfair demands to pay multiple months' rent in advance at the start of their contract

  • discrimination due to their ethnicity, having children, or receiving housing benefit

  • living in homes with some of the lowest standards

The impact on renters

Our failing private renting system has negatively affected all renters in many ways. It has meant:

  • damage to their physical and mental health

  • their relationships, education, and even financial stability have suffered

  • they have been unable to find and afford stable and safe homes – denying them the chance to put down roots in their communities and thrive

The lack of adequate rights and protections for renters has also made existing inequalities worse.

For example, people receiving benefits to help cover the cost of rent have been discriminated against and locked out of homes they could afford because of their source of income.

A 2023 Shelter/YouGov survey of 4,023 private renting adults in England also found that People of Colour are 51% more likely to have put up with poor conditions (such as leaks or pests) to be able to rent their home. And they are more likely to experience illegal acts by their landlord, such as threatening behaviour, harassment or assault.

We didn’t have the shower. We didn’t use the shower for six months because it was just dripping. And only hot water, boiling, coming out…You [landlord] think I’m just a Black woman who will put up with this.

Anonymous private renter

What’s missing from the act?

Although the Renters’ Rights Act goes a long way towards tackling the issues faced by renters and will improve their lives, there are certain areas that have not been addressed.

In particular, the act does not include:

These are all important issues, and we will continue campaigning until we have a renting system that is affordable and treats everyone fairly.

A short history of reforming the private renting system

After years of campaigning, the changes in the Renters’ Rights Act have started to be implemented and will now become a reality for England’s private renters.

2026

May

  • The main reforms to evictions and tenancies included in the act have come into force
    Private renters now benefit from stronger rights, including an end to section 21 ‘no fault’ evictions and no more fixed term tenancies. The government has said that the landlord register and ombudsman will be set up towards the end of 2026. Awaab’s Law and the Decent Homes Standard will be at later dates, as yet unconfirmed.

Previous years (2019-2024)

2024

October

  • The 'committee stage' for the bill concludes
    A cross-party group of 17 MPs formed the bill committee. Their role was to read through the legislation line by line, and debate any changes which could be made ahead of the next phase - 'report stage'.

  • MPs debated the Renters' Rights Bill in parliament during its 'second reading'
    A total of 424 MPs voted for the bill to continue to the next stage of legislation, while 104 MPs voted against it.

September

  • The new government introduced the Renters’ Rights Bill into parliament
    The introduction of the new bill started the process of reforming the private rented sector and strengthening renters' rights. This stage is called the 'first reading'.

July

  • The new government promised a Renters’ Rights Bill in its first King’s Speech
    The proposed new bill aimed to 'transform the renting experience' by scrapping section 21 'no fault' evictions and cracking down on landlords who discriminate against, and exploit, tenants.

  • Labour won the general election and Sir Keir Starmer became our new prime minister
    The Labour manifesto promised to scrap section 21 'no fault' evictions immediately and to take 'fast action to make renters better off'.

May

  • A general election was announced and parliament entered a 'wash-up period', but the Renters (Reform) Bill didn’t make the cut
    Several other bills were selected to be rushed through on the final day before the closing of parliament in a process known as 'wash up'. At this point, the Renters (Reform) Bill was dropped, meaning it was not passed into law.

  • Peers debated the bill at its 'second reading'
    Members of the House of Lords debated the main principles of the bill. More debates were planned in the House of Lords before the election was called.

April

  • We withdrew support for the bill as it entered its final stages in the House of Commons
    The Renters Reform Coalition, which we are a member of, publicly declared that this bill would be a failure if passed in its current form. The bill passed its third reading in the House of Commons in an unacceptable state and was sent to the House of Lords.

2023

November

  • The bill was scrutinised in more depth at the 'committee stage'
    A smaller group of MPs were selected to form the bill committee. They spent two weeks doing a line-by-line examination of the bill’s clauses. Minister Jacob Young took over responsibility for the Renters (Reform) Bill following the prime minister’s November reshuffle.

October

  • MPs debated the bill at 'second reading'
    In this stage, MPs from across all political parties gathered to debate the main principles of the bill.

May

  • The government introduced the Renters (Reform) Bill to parliament
    After a long wait, the Renters (Reform) Bill's passage through parliament finally began in the House of Commons. This stage is called the 'first reading'.

2022

June

  • The government published 'A Fairer Private Rented Sector' white paper
    In this, it set out the details of its plans for the Renters (Reform) Bill and promised to bring it forward.

2019

December

  • The Conservative government are elected, promising a 'better deal for renters'
    The party’s manifesto committed to abolishing section 21 ‘no fault’ evictions and promised wider reforms to the rental system.

Other ways you can get involved

Changes to renters' rights

New, stronger rights for private renters start from 1 May 2026. Learn what these changes mean for you.

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