The Government has confirmed that Section 21 no-fault evictions will be outlawed from 1st May 2026, as the Renters’ Rights Act moves into its implementation phase.
Ministers described the reforms as the biggest expansion of tenant protections in a generation, affecting 11 million renters across England.
The announcement, published on 13th November, sets out a clear timetable to give landlords and letting agents time to prepare for major changes.
From next May, tenants will be protected from sudden no-fault evictions, able to challenge above-market rent increases, and free to request pets without facing unreasonable refusals.
At the same time, landlords will retain strengthened routes to regain possession when they need to move in, sell, deal with rent arrears or address anti-social behaviour.
Housing Secretary Steve Reed said: “We’re calling time on no fault evictions and rogue landlords. Everyone should have peace of mind and the security of a roof over their head – the law we’ve just passed delivers that.
“We’re now on a countdown of just months to that law coming in – so good landlords can get ready and bad landlords should clean up their act.”
Additional protections will also take effect on 1st May, including banning in-year rent rises, prohibiting rental bidding wars, capping advance rent at one month, and outlawing discrimination against tenants with children or those receiving benefits.
Councils will be responsible for enforcing the new rules, backed by tougher fines of up to £40,000 for repeat or serious breaches, and the ability to pursue rent repayment orders.
Two further phases of the Renters’ Rights Act will follow.
Phase 2, expected from late 2026, will introduce a Private Landlord Ombudsman and a national Private Rented Sector Database, requiring all landlords to register.
Phase 3 will bring new standards to improve conditions, including consulting on Awaab’s Law for the private rented sector (PRS) and introducing the Decent Homes Standard for the first time.
Reaction:
Ben Twomey, chief executive of Generation Rent:
“This new law is a vital step towards re-balancing power between renters and landlords and should be celebrated.
“Our homes are the foundation of our lives, but for too long our broken renting system has left renters staring down the barrel of poverty and homelessness.
“For decades, Section 21 evictions have forced renters to live in fear of being turfed out of our homes, preventing us from raising valid concerns with our landlords. At last we know when this outdated and unfair law will be sent packing.
“This Renters’ Rights Act is the result of years of tireless campaigning from the renter movement, alongside the dedication and strength of ordinary renters. With change on the horizon, I hope that renters across England can rest a little easier tonight in recognition of what we have achieved together.”
Tom Darling, director of the Renters’ Reform Coalition:
“Today’s announcement that the end of Section 21 evictions will come into force on 1st May is huge news for England’s 12 million renters.
“We have fought for this day for so long and to now have certainty about when the last ‘no-fault’ eviction will be is crucial for our members, who will be trying to ensure as many renters as possible are aware of their new rights.
“In addition, it will be important that the government quickly implement the whole Renters’ Rights Act – including the Private Rented Sector Database and Awaab’s Law – so that renters can feel the full benefits of this once-in-a-generation upgrading of their rights as soon as possible.”
Sarah Elliott, chief executive of Shelter:
“Today marks a pivotal step forward for England’s 11 million renters as the government unveils its roadmap for implementing the landmark Renters’ Rights Act. This is the result of years of determined campaigning by renters across the country who refused to accept the injustices of a broken private rental system.
“For too long, renters have lived under the constant threat of no-fault evictions. Families have been torn from their communities, with record numbers pushed into homelessness. Too many have been silenced about discrimination and unsafe conditions. Today we celebrate that their voices have finally been heard, and change is on the way.
“But renters must understand that their rights will not change today. The current system remains in place until the new rights come into force from May 1, 2026. Until then, we stand ready to support renters and help them understand the vital changes the Act will introduce.”
Matt Downie, chief executive of Crisis:
“The passing of the Renters’ Rights Act was a historic moment. It ushers in a fairer future for millions of renters, with more secure tenancies and protections like longer notice periods to help prevent homelessness.
“We are pleased to see the government moving quickly and implementing many important protections in the next six months. Evictions from the private rented sector have long been one of the biggest causes of homelessness and this landmark legislation will play a vital role in helping get the country back on track to ending homelessness.”
Ella Nuttall, policy and research manager at Centrepoint:
”This path-breaking legislation will put renters and landlords on a fairer footing and ultimately lead to fewer people facing homelessness.
“For far too long, young people have faced a private rental system that is often stacked against them. The Renters’ Rights Act promises to tackle long-standing problems in the rental market and create a fairer, more secure system for all, including young tenants.
“Ending homelessness would not be possible without private rented sector reform, so this is an important first step, but ensuring there is enough funding geared towards supporting those currently in crisis and a clear strategy from the centre remain vital parts of the puzzle.”
Emma Haddad, chief executive of St Mungo’s, said:
“We are delighted that the Government has set an implementation date for the Renters’ Rights Act, so renters, landlords and homelessness organisations like St Mungo’s can plan and prepare for these long-awaited reforms.
“Homelessness is spiralling, with many people being pushed into homelessness due to the way the private rental sector is currently operating. But from next Spring, renters will gain vital new protections, including an end to unfair ‘no fault’ evictions, which we hope will prevent more people becoming homeless.
“The private rented sector is an important part of the housing system for people moving on from homelessness. At St Mungo’s, we see how difficult it can be for people to secure an affordable private tenancy, which is why we particularly welcome the Act’s move to end the practice of discriminating against tenants receiving benefits so everyone has a fairer chance to find a safe and decent home. We also warmly welcome the Act’s provisions on allowing pets, which we know can be really important to our clients.
“The Renters’ Rights Act is one important part of the picture, and we look forward to the publication of the Government’s Homelessness Strategy to provide the overarching framework, direction and focus for national and local government and charities like St Mungo’s.
“St Mungo’s stands ready to work with the Government and the wider sector to create a system that prevents homelessness at all costs, while continuing to provide support to those who need it.”
