The Renters’ Rights Bill 2026 – What It Means for Landlords and Tenants

Big changes are on the horizon for the private rented sector. The Government’s Renters’ Rights Bill is set to reshape how tenancies work across England, with reforms designed to make renting fairer, safer and more transparent for everyone.

At Bowdens, we’re already preparing our landlords and tenants for what’s to come. Here’s a breakdown of the key updates expected in 2026, and how they could affect you.

1. Goodbye to ‘No-Fault’ Evictions (Section 21)

One of the most significant changes is the abolition of Section 21 evictions.

Currently, landlords can ask tenants to leave at the end of a tenancy without giving a reason. Once the Bill comes into force, this will no longer be possible.

Instead, landlords will only be able to regain possession of their property under specific legal grounds — such as rent arrears, anti-social behaviour, or wishing to sell or move back in themselves.

This change aims to give tenants more security, while still allowing landlords to take possession when there’s a valid reason.

2. The End of Fixed-Term ASTs

The traditional Assured Shorthold Tenancy (AST) will be replaced by periodic (rolling) tenancies.

This means that, instead of ending automatically after six or twelve months, a tenancy will continue indefinitely until either the landlord or tenant gives notice.

For landlords, this will mean adjusting how renewals and notices are managed. For tenants, it provides greater flexibility to move when needed, without being tied to a fixed term.

3. Stricter Rules on Rent Increases and Upfront Payments

The new Bill introduces fairer and more transparent rules around rent.

• Landlords will only be able to increase rent once per year, with proper notice and justification.
• “Bidding wars” — where agents invite tenants to offer above the advertised price — will be banned.
• In many cases, landlords won’t be allowed to request more than one month’s rent in advance.

These changes aim to keep the rental market fair and predictable, helping tenants plan their finances more confidently.

4. Stronger Rights and Standards for Tenants

The Renters’ Rights Bill also strengthens protections for tenants and improves property standards:

• Tenants will have the right to request a pet, and landlords must consider the request reasonably.
• Discrimination against tenants with children or those receiving benefits will be banned.
• A new “Decent Homes Standard” will apply to all rented properties, ensuring homes are safe, warm and well-maintained.
• A national Landlord Database and Ombudsman will improve transparency and accountability within the sector.

For landlords, this means ensuring all properties meet compliance and safety standards — including gas, electrical, and damp/mould checks.

5. When Will These Changes Take Effect?

The Renters’ Rights Bill is expected to receive Royal Assent later in 2025, with most reforms rolling out during 2026.

There will be a transition period to help landlords and agents adapt. Existing tenancies may gradually convert to the new system once the Act comes into force.

What This Means for Bowdens Landlords and Tenants

As a local, family-run agency, we’re committed to helping both landlords and tenants understand and prepare for these changes.

Here’s what we’re doing:

• Reviewing and updating all AST templates to reflect the move to periodic tenancies.
• Providing guidance on lawful possession grounds and new notice procedures.
• Ensuring all landlords are aware of the Decent Homes Standard and compliance requirements.
• Communicating clearly with tenants about their rights, rent reviews, and the new standards coming into place.

These reforms represent one of the biggest shifts in the rental sector in decades — and at Bowdens, we’re ready to guide you through it.

Find out more on this here; https://blog.goodlord.co/renters-rights-bill-a-letting-agents-guide?_hsenc=p2ANqtz-_–s1lVVVH-2QOw4PZZGy_SpWt5vhuAkVboAo_mbCpeAL17RqU8n9wzn9Ux2TgfkUdoCOST7PWQix5qEXj1AespoXgVbSmajp1NJfbCoQaUZdIwB4&_hsmi=387032867

💬 Need Advice or Guidance?

Whether you’re a landlord in Cambridgeshire or Suffolk wanting to understand your new responsibilities, or a tenant curious about your rights, we’re here to help.