New tenant eviction rules from May 1 explained in major law change | Personal Finance | Finance

The Renters’ Rights Act comes into effect from May 1. It will transform the legislation surrounding evictions, repairs and tenant rights, and it is crucial that renters grasp what is being altered.

That is the view of Independent Age, the national charity supporting older people on low incomes, offering guidance on housing and financial matters, which campaigned to ensure the Renters’ Rights Act was passed and functioned effectively for tenants in later life.

The charity operates a helpline and engages directly with older private renters in an effort to enhance the renting experience. Below, it addresses some of the frequently raised questions regarding the new legislative changes.

Marios Leptos, director of services at Independent Age, said: “Renting is changing and it’s important that you understand your new rights. As the national charity supporting older people in financial hardship, we at Independent Age have been campaigning hard to improve the experience of renting for older people, but most of these changes will benefit renters of all ages.

“The Renters’ Rights Act should make renting more secure for both tenants and landlords, with measures to end unfair evictions, empower renters to ask for reasonable fixes and ensure a suitable home for all.

“It’s important that tenants know their rights. Our charity has a free helpline that can be called by older people and their friends and family for support. You can call 0800 319 6789 during working hours, and receive help with issues such as money and benefits, care, support and housing options.”

Changes to renting on May 1 2026 – common questions answered

What’s changing on May 1

At the start of May 2026, the Renters’ Rights Act will come into force across England. It is a new piece of legislation designed to enhance the renting experience, according to the charity.

• An end to Section 21 “No Fault” evictions, which allow landlords to evict a tenant for no reason
• An end to fixed-term tenancy contracts, with all renters moved on to rolling contracts
• Clearer rules on having pets

This marks only the first stage of the new law’s implementation. Further measures to be introduced at a later date include:

• The creation of Private Rented Sector database which will give renters and landlords more information about their rights and obligations
• The application of the Decent Homes Standard and Awaab’s Law to the private rented sector

Can I still be evicted?

Yes, but your landlord can only evict you for specific reasons.

• They want to move back into the property or sell it (this doesn’t apply in the first 12 months of the tenancy)
• The tenant has significant rent arrears
• Antisocial behaviour

Landlords will no longer be permitted to evict tenants without justification, as Section 21 ‘No fault’ evictions are set to be banned.

I receive Pension Credit – will this affect my ability to find a new rental property?

It’s recognised that prospective tenants in receipt of Pension Credit or other benefits can face discrimination, ranging from explicit discrimination such as ‘No DSS’ advertisements to more subtle forms like demands for substantial rent payments in advance.

Such discrimination will now be unlawful, providing prospective tenants with greater authority to take action when landlords and estate agents discriminate against them.

What does a rolling contract mean and does it affect me?

A rolling contract is one without a fixed end date, also referred to as a periodic tenancy. Under the Renters’ Rights Act, fixed-term contracts will be abolished and all assured shorthold tenancies will automatically convert to assured tenancies (rolling contracts).

This means there’s no predetermined end date, allowing tenants to remain in their property until they choose to terminate the tenancy by providing two months’ notice, or until the landlord ends it for a specific reason, such as those outlined above. The notice period landlords must provide varies depending on the grounds and ranges from two weeks to four months. This applies to all fixed-term agreements.

Am I allowed to have a pet?

Tenants will be entitled to request a pet, and landlords will be obliged to consider such appeals. The circumstances under which a refusal would be deemed unreasonable are not entirely straightforward, as each case hinges on its own particular details.

The UK Government has outlined scenarios in which declining a pet request would be considered reasonable, for instance if the property is too small or the animal is prohibited by law. Furthermore, landlords are legally barred from imposing an additional charge on tenants specifically for keeping a pet. Therefore, provided your home and pet request satisfy the relevant criteria, there is every chance you could keep a pet.

Will the Renters’ Rights Act help make homes safer?

The Decent Homes Standard currently applies solely to the social housing sector, but will be extended to the private sector going forward. It stipulates that properties must be free from hazardous conditions such as damp and mould, maintained in a reasonable state of repair, and equipped with essential facilities, including an adequately sized kitchen and a suitably positioned toilet. Landlords have until 2035 to ensure their properties comply with this standard, though the UK Government has urged them not to delay action until the deadline approaches.

Awaab’s Law will also be rolled out to the private rented sector in due course. This legislation strengthens renters’ ability to challenge unsafe living conditions by requiring landlords to rectify hazards such as damp and mould within a designated timeframe.

Landlords will be legally obliged to ensure their properties meet the Decent Homes Standard and tackle hazards within a set timeframe, meaning tenants should find it simpler and more straightforward to request essential repairs.