May 2026

From 1 May 2026, the Renters’ Rights Act 2025 is live, bringing the biggest reform to the private rented sector in a generation. These changes strengthen housing security and fairness for tenants, however, they will make letting harder for landlords, especially smaller ones, which may lead some good landlords to exit the market. We are concerned there should be no unintended consequences of well intentioned legislation.

The government introduced the Renters’ Rights Act to increase security and stability for tenants, create clearer, fairer rules across the sector and reduce the risk of homelessness caused by sudden loss of housing. “No default” evictions are the largest cause of homelessness applications to the councils.

 

Landlord’s, Please Don’t Give Up

We are already seeing the impact of uncertainty around the changes, with local authorities experiencing a surge in last-minute Section 21 notices and some landlords choosing to leave the sector altogether. This is leading to more people facing sudden and unexpected homelessness. Our message to landlords is simple: the private rented sector remains a vital part of the housing system, and your role within it matters. Rather than stepping away, we encourage landlords to work with tenants and local services to navigate these changes. If you are experiencing challenges with a tenancy, organisations like Turning Tides may be able to offer support, whether that’s guidance, mediation, or helping tenants access the assistance they need. By working together, we can prevent homelessness and reduce the lasting trauma it can cause.

If you are a landlord considering selling a property that is home to a tenant with complex needs, we encourage you to speak with us first. Wherever possible, we would rather work with you to explore options that allow both the property and the tenant to be supported, rather than seeing another person face homelessness.

If the private rental sector reduces, we lose the flexible housing for single people. If this is what we are looking to face, we urge the Government to increase genuine affordable social housing for single adults to help alleviate the loss and reduce the risk of homelessness.

 

Why the Renters’ Rights Act Matters

The private rented sector plays a crucial role in housing people across our communities so important to have housing security. A succession of short term tenancies can play havoc in people’s lives. Our client Cheryl shared her in story

“after 25 years working, privately renting and always paying the rent on time, I found myself abruptly and unfairly evicted. My rent had tripled overnight, so suddenly I was unable to continue my tenancy.”

This act will help put an end to stories like these that can result in sudden homelessness, deep trauma and years of building back up. (Read Cheryl’s full story here)

Below, we explain what the government has introduced, what it means in practice for tenants and landlords, and how Turning Tides hopes to see this move forward.

 

Key Changes:

We highlight some of the key changes that are important to Turning Tides clients but important if you are affected either as landlord or tenant to look up official guidance such as through https://www.adur-worthing.gov.uk/landlords/renters-rights-act-2025/

1. The End of Fixed-Term Tenancies
From 1st May, all private tenancies automatically become rolling (periodic) tenancies. Fixed terms and set end dates no longer apply.
A tenancy now continues until:
• The tenant chooses to leave
• The landlord and tenant agree to end it
• The landlord ends it using a valid legal ground
This provides tenants with greater certainty that their home will not suddenly end simply because a fixed term expires.

2. Section 21 (“No-Fault”) Evictions Are Abolished
Landlords can no longer evict tenants without a reason using Section 21 notices.
Instead, landlords must rely on specific legal grounds for possession, such as:
• Serious rent arrears
• Antisocial behaviour
• Damage or neglect of the property
• Certain temporary or employment-linked accommodation
Some grounds, such as selling the property or moving in a family member, cannot be used in the first 12 months of a tenancy.

3. Rent Increases Are Now Regulated
Rent review clauses in existing tenancy agreements no longer apply.
Landlords must now:
• Use the Section 13 process
• Increase rent no more than once per year
• Give at least two months’ notice
• Ensure increases reflect open market rent
Tenants can challenge rent increases at the First-tier Tribunal if they believe the new rent is above market rates.
These changes allow tenants fairer rents and time to move if the increases are too high.

4. Tenants Can Leave with Two Months’ Notice
Tenants can now end a tenancy at any point by giving two months’ written notice, ending on or just before a rent day.
This introduces a balance of flexibility while still providing landlords with a reasonable notice period.

5. A Right to Request a Pet
Tenants now have the right to request permission to keep a pet.
Landlords cannot unreasonably refuse and must give reasons in writing if they do.
Many of Turning Tides clients have pets, especially dogs. They play really big part for their emotional well being.

 

What This Means for Landlords

We recognise that the Renters’ Rights Act will be very mixed for landlords, especially being able to obtain possession in the event of arrears or anti social behaviour, with a court system where long delays can be expected. There are also many new rules they will have to learn.
However, our hope in the longer term landlords will benefit from:
• Longer, more stable tenancies
• Fewer costly void periods

 

Conclusion from John Holmstrom, Chief Executive

“I have some mixed feelings about the Renters Right Act. It is good proposals started in the last parliament with all party support which I think reflects mood rights needed to be balanced back in favour of tenants. I started my career in homelessness 1984 as a housing advice worker in Brighton. I had a dual role to find private landlords willing to house single people coming through the door and enforcing housing rights through legal advocacy. In 1981 “Protected Shortholds” were introduced bringing to an end era of fair rents and protected tenancies. We saw a massive growth in private rented housing so it virtually doubled in size by the late 1990’s. However, at the same time homelessness and rough sleeping escalated. We saw a “gentrification” of the rental market and insufficient social housing being built. Housing Benefit failed to keep pace with market rents, so private rented housing effectively became unaffordable to single homeless people. The reason for the increase in homelessness is more complex than tenants’ loss of security of tenure. Insufficient supply of social housing and low Housing Benefit rates are the more important factors, in my view.

What worries me there are some (especially smaller) landlords who provide valuable homes to those on a low income, who will be overwhelmed by the new requirements. I hope they can be supported to stay in the market, and we will do what we can with the Councils in support. Landlords have been given bad press due to “rogue landlords” but that misses out on how many are conscientious and do their best for their tenants.

So I think it is a question now how to make Renter Right Act work to our client’s advantage and support good landlords with the changes to keep their properties available.”