Everything you need to know about the new Renters’ Rights Act
We wanted to provide you with an important update regarding forthcoming changes to the private rented sector in England. These reforms are due to come into effect from 1 May 2026, and while they introduce a number of new rights for tenants, they will also change how tenancies are structured and managed.
At Luke Miller & Associates, we are closely monitoring these developments and will assist our landlords in understanding and adapting to the new framework as it is introduced.
Below is the full outline of the changes as currently published.
Renting in England is about to change – and millions of tenants are set to benefit.
From 1 May 2026, new laws will kick in that give 11 million renters stronger rights, better protections and more security in their homes.
What’s changing?
- No more ‘no-fault’ evictions – landlords in the private rented sector won’t be able to evict tenants without a valid reason.
- Goodbye to fixed contracts – all tenancies in the private rented sector will roll on from month to month or week to week (depending on your arrangement) with no end date, giving renters more flexibility. Tenants can end them with two months’ notice as well.
A Private Rented Sector Database
This is a register of all landlords and rental properties in England, so you can check who you’re renting from. The new online database will be rolled out gradually by area from late 2026, showing who is renting out homes across England. You’ll be able to check your landlord and see if they’re properly registered once it is live in the area you live.
A free complaints service
The Private Landlord Ombudsman will be launched to help renters sort complaints against landlords quickly and fairly — without needing to go to court. It will create an independent person to resolve complaints against landlords quickly and fairly.
Progressing future plans – warmer and safer homes
The government is also continuing work to improve living conditions in privately rented homes. Consultations will inform their timelines.
New rules in the future will raise the standard of rented homes — tackling damp, mould and dangerous conditions. Landlords will need to fix serious hazards faster and make homes more energy efficient, helping tenants stay warm and cut bills.
This is what’s coming:
Quick landlord action to fix hazards
The government is looking to extend Awaab’s Law to private rentals — forcing landlords to act fast when homes are unsafe. A consultation on how best to do this will be launched soon, so private tenants can benefit from protections like those already supporting social housing tenants.
Greener homes by 2030
By 2030, it is proposed that all privately rented homes must meet new energy efficiency standards (EPC rating C or better) unless exempt. This is intended to improve insulation, reduce bills and support more energy-efficient homes.
A new Decent Homes Standard for private rentals
For the first time, the government will introduce a Decent Homes Standard for privately rented homes — a clear set of rules to make sure every rented property is safe, warm and in good repair.
This standard is intended to raise expectations across the sector, giving renters confidence that their home meets basic safety and quality requirements, while giving councils stronger powers to address properties that fall below the required standard.
How will tenants know how to exercise their new rights?
Landlords will be responsible for complying with the new rules, and local councils will have stronger powers to act where regulations are not followed.
To support this transition, the government will publish guidance for tenants before the changes come into effect on 1 May 2026.
At Luke Miller & Associates, we are here to support our landlords through these changes. As further guidance and legislation becomes available, we will continue to provide clear advice and practical assistance to ensure your property remains compliant and professionally managed.
If you would like to discuss how these reforms may affect your property or tenancy arrangements, please feel free to contact us.