The Renters’ Rights Act - Why May 2026 is a Key Month

This article highlights the elements of the Renters’ Rights Act which have now become law and applies whether you are a landlord or a tenant.

Here, North London estate agent Anthony Pepe looks at what is on the statute book, what isn’t - and the likely timetable for the outstanding pieces of legislation.

It will take around four minutes to read.

---

The Renters’ Rights Act is one of the most comprehensive pieces of legislation to affect the UK housing market – and this month is particularly important as many of its core elements have now become law.

There are, however, still some measures which haven't been brought onto the statute book yet. Here, Anthony Pepe brings you right up to date on what the current situation is, whether you are a landlord or a tenant.

Tenant and Landlord Services in Crouch End and North London from Anthony Pepe

Anthony Pepe offers services to both landlords and tenants across North London. We can help landlords manage their properties, and we can help any would-be renters find the home they are looking for across North London.

We can also help with reference checks, tenancy agreements and inventory and condition schedules to make sure everything is in order before the renter moves into the property.

Our current list of properties to rent can be found here .

What has Become Law - No-fault Evictions

Effective from May 1, ‘no-fault’ or Section 21 evictions have been banned.

Landlords cannot now evict tenants without providing a valid, evidence-based legal reason (such as rent arrears or anti-social behaviour). All evictions must now go through what is known as the Section 8 process. This also allows landlords to remove tenants if they are intending to sell the property, or they want to move a close family member in (although the landlord cannot do this in the first 12 months of the tenancy).

Any Section 21 notice served before 1 May 2026 remains valid until it expires or until the tenant vacates. This provides an operational buffer during the changeover and avoids a last-minute rush on possession processes.

Rules on Rent Increases

Also effective from May 1, rental increases are now limited to once a year at the market rate. This applies even if there is a rent review clause in the tenancy agreement. And the landlord must give the tenant at least two months’ notice of any increase (previously it was one month).

And landlords are now only allowed to take one month’s rent in advance - previously there was no restriction.

Tenants now have the right to challenge what they think are ‘unreasonable’ rent increases through a First-tier Tribunal. Landlords and letting agents are banned from encouraging, requesting, or accepting offers made over the advertised rental price.

Rules for Tenants

Some of the legislation which has come into effect applies more to tenants than to landlords. Whereas many renters used to have fixed-term tenancies (which were hard to leave early), now everyone has a rolling periodic tenancy, which makes it easier to vacate the property.

And if you have an assured tenancy, you need to give two months’ notice to end it, unless you and your landlord come to a mutual agreement beforehand.

Pets and Children

Tenants can now request to keep a pet in their rental property, and landlords cannot unreasonably refuse this (previously, no reason needed to be given). It is now illegal for landlords or agents to reject prospective tenants simply because they have children or receive benefits (such as Universal Credit).

What Hasn’t Become Law Yet in 2026

There are a few elements of the Act which haven’t come into force yet. The creation of a Private Rented Sector Database, a new Private Landlord Ombudsman, Awaab’s Law and the Decent Homes Standard will all be rolled out sometime in 2026 or later.

The database will be mandatory for all landlords, and it will require landlords to register themselves and their properties, providing transparency on compliance (safety certificates) and ownership, aimed at reducing ‘rogue landlords’ and improving standards.

The new Private Landlord Ombudsman (also known as the Private Rented Sector [PRS] Ombudsman) is a mandatory, free, and independent service in England that settles disputes between tenants and private landlords without court. The Ombudsman will have the power to enforce binding resolutions, such as forcing repairs, issuing apologies, or awarding up to £25,000 in compensation. The service is not expected to be fully up and running until 2028.

Awaab’s Law is named after Awaab Ishak, who died in 2020 at age two due to exposure to mould, with the law aiming to prevent future tragedies. All renters in England are empowered to challenge dangerous conditions such as damp and mould, and all landlords must take swift action to make sure homes are safe.

The new homes standard will ensure that properties meet minimum standards of safety and decency.

Landlord Services Across North London from Anthony Pepe

If you are a landlord - or are thinking of becoming one - then come to us. We can help you understand what your rights and responsibilities are under the new legislation. If you have an extensive property portfolio, you will find this service particularly useful. For more information on how we can guide you through everything, check out our previous blog post here.

And if you are a tenant looking for a house for rent in Winchmore Hill, Cockfosters, Enfield or anywhere in North London, we will ensure that you know what you are entitled to as well.

We have an excellent track record of managing hundreds of properties throughout North London and our landlords - and tenants - benefit from the knowledge, expertise and experience that puts their interests first.

---

FAQs

Q: What landlord services do Anthony Pepe offer in 2026?

A: We offer landlords (and prospective landlords) the choice of:

• A fully managed property or properties, where we can look after everything for you;
• Rent collection (for landlords who are happy to manage the day-to-day property maintenance themselves but want to make use of us to ensure a consistent cash flow);
• And let only (for experienced landlords who manage their own properties but need assistance finding a tenant and setting up the initial paperwork.

For more information, follow this link.

Q: Which areas of London does Anthony Pepe have offices in?

A: We have offices in Cockfosters, Harringay, Highbury, Palmers Green, Crouch End and Enfield. Full addresses and contact details can be found here.