Tenants, Your Rights Have Changed: What the Renters’ Rights Act Means for You

The Renters’ Rights Act came into full effect on 1 May 2026, and it’s the biggest Shift to tenant rights in over 30 years.

Whether you’re currently renting with Settio, looking for your next home, or just want to understand where you stand, this blog breaks down exactly what has changed, what you’re now entitled to, and how it affects your day-to-day life as a renter.

From 1 May 2026, you have stronger protections against eviction, fairer rules on rent increases, more flexibility to leave a property when it suits you, and new rights around pets, deposits, and discrimination.

1. Fixed-Term Contracts Are Gone, You’re Now on a Rolling Tenancy

The standard fixed-term tenancy (usually starting at 6 or 12 months, then renewed after each term) no longer exists under the new law. All tenancies in the private rented sector are now what’s called an Assured Periodic Tenancy, a rolling arrangement with no set end date.

What this means for you:

• You’re no longer locked into a property for a fixed period if your circumstances change
• You can end your tenancy at any time by giving a minimum of two months’ notice, with no penalty for leaving
• Your landlord cannot use the end of a fixed term as a reason to remove you

2. You Can No Longer Be Evicted Without a Reason

This is the headline change. Under the old system, landlords could issue a Section 21 notice, a ‘no-fault’ eviction, meaning they could ask you to leave without giving any reason at the end of your fixed term. That power is gone.

From 1 May 2026, your landlord must have a valid legal reason to ask you to leave. Acceptable grounds include things like rent arrears, illegal or anti-social behaviour, or the landlord needing to sell or move into the property themselves. Even then, proper notice periods apply.

What this means for you: You can no longer be removed from your home simply because your landlord decides they want you out. You have real security of tenure, and if you ever receive an eviction notice, you have the right to know exactly why. A common reason for previously using a Section 21 was to find someone that would pay more rent, if the landlord is seeking more rent, they can request it but only in the confines of what the market will support.

3. Rent Increases Are Now Limited and Must Be Fair

Your landlord can now raise your rent only once every 12 months, and they must give you at least 2 months’ written notice before any increase takes effect. The increase must also reflect genuine market rates; landlords cannot use inflated rent increases to pressure you into leaving.

Crucially, if you think a proposed rent increase is excessive or unfair, you have the right to challenge it. There is administrative work involved and a possible court appearance, but the mechanism is there to protect your home if demands are unfair.

What this means for you: Sudden, repeated, or unreasonable rent increases are no longer something you simply have to accept. You have a formal route to challenge them, and the law is now on your side.

4. No More Bidding Wars

Landlords must advertise a set asking price and cannot accept, or even invite, bids above it. The advertised rent is the rent.

What this means for you: You compete for a home on equal terms. You won’t lose out on a property because someone else was willing to pay more than the asking price.

5. You’re Protected Against Unfair Discrimination

It is now illegal for a landlord or letting agent to refuse you as a tenant solely because:

• You receive housing benefits or Universal Credit
• You have children

What this means for you: Your income source or family situation cannot be used to shut the door on you. You have the legal right to be considered fairly as a prospective tenant.

6. You Can Now Ask to Have a Pet

Under the old rules, many landlords applied blanket no-pet policies. That’s no longer straightforward. You now have the legal right to request permission to keep a pet in your home, and your landlord must consider that request fairly and respond within a reasonable timeframe.

A landlord can still decline where a ‘reasonable reason’ exists, for example, an inappropriate size or type of animal for the size of a home or building lease restriction.

What this means for you: If having a pet matters to you, you have a legitimate route to ask, and a right to a fair answer.

What Should You Do Now?

Know your rights. You’re entitled to receive the official government Information Sheet explaining these changes. Your landlord or letting agent should have provided this to you by 31 May 2026.

Keep records. Document any rent increase notices, maintenance requests, and communications with your landlord. Should you ever need to raise a complaint or challenge a decision, a clear paper trail is invaluable.

Ask questions. If anything about your tenancy feels unfair or unclear, don’t stay silent. Whether it’s a rent increase that doesn’t add up or a maintenance issue that keeps getting delayed, you have more options than ever before.

Renting with Settio

At Settio, we’ve always believed that a great tenancy works for everyone, and the Renters’ Rights Act reflects values we’ve long held transparency, fairness, and respect between landlords and tenants.

All Settio-managed tenancies are fully compliant with the new legislation. Our team is here to answer your questions, ensure your home is well-maintained, and make your experience as a renter as smooth and stress-free as possible, because that’s what we’ve always been about. All Settio tenants received their Renters’ Rights Act statutory information guide via our platform at the start of May 2026.

If you have questions about your tenancy or want to find out more about renting with Settio, get in touch with our team.

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This article is for general informational purposes only and does not constitute legal advice. If you have specific concerns about your tenancy, we recommend seeking independent legal guidance or contacting Citizens Advice.