You may be aware that the Government is introducing the Renters’ Rights Act to create a fairer, safer and more transparent private rented sector. While some of the changes will not be coming into force until 1 May 2026, we’ve created this summary to share with you now, focusing on what matters most to tenants.  We believe it’s helpful to understand what’s coming and how it could affect your tenancy.

Key date to remember:  1 May 2026

The main changes under the Renters’ Rights Act are expected to take effect from 1 May 2026. From this point, most private tenancies will operate under new rules.  For now, your current tenancy continues as normal and you don’t need to take any immediate action.

Fixed-term tenancies will end

From May 2026, fixed-term assured tenancies will be replaced with periodic (rolling) tenancies.

What this means for you as a tenant:

• Your tenancy will no longer be tied to a fixed end date
• You won’t be able or need to sign a new fixed term contract
• Landlords will no longer be able to ask you to leave without giving a valid reason.  These include serious or persistent rent arrears, a significant breach of your tenancy agreement, the landlord needing to sell the property or move into it themselves, or where a tenant has engaged in serious antisocial behaviour. In all cases, the landlord must follow the correct legal process and give the required notice.

Rent increases will be more controlled

The only way to increase rents will be the way Pace has done it for many years (outside of the fixed term renewal process), that is with a section 13 notice.

Key points for tenants:

• Rent can only be increased once per year
• Increases must reflect the local market rate
• Landlords must follow a formal legal process and give proper notice

You will not face sudden or informal rent rises outside of this process.

Clear rules on rental bidding

Rental bidding wars will be banned.  This means:

• Properties must be advertised at a clear asking rent
• Agents and landlords cannot invite or accept offers above that amount
• You won’t feel pressured to outbid other applicants just to secure a home

This change aims to make the rental market fairer and less stressful.

Renting with pets will be easier

Tenants will gain a legal right to request permission to keep a pet.  This means that landlords:

• Will not be able to refuse automatically
• Must consider requests reasonably and give a written response

There can still be valid reasons for refusal (for example, lease restrictions in a block), but blanket bans will no longer be acceptable. However, in some cases, landlords may request appropriate pet insurance.

Higher standards for property conditions

The Act introduces a Decent Homes Standard for private rented homes.  This means your home should be:

• Safe and free from serious hazards
• In a reasonable state of repair
• Free from damp and mould
• Properly heated and energy-efficient

Local councils will have stronger powers to step in if properties fall below these standards.  This law is expected to come in from the 1^st May this year, but Pace will as always continue to work with your landlords to deal with maintenance issues as quickly as possible.

Limits on rent paid in advance

New rules will restrict how much rent can be requested upfront.  Landlords will only be able to ask for:

• One month’s rent (if rent is paid monthly), or
• 28 days’ rent (if paid weekly or fortnightly)

This is intended to prevent tenants being priced out by large upfront payments. It will complicate things for tenants with poor on no credit history, but there are products from Goodlord and others that can help with that.

What happens next?

Some later changes are expected in Phase II, likely from late 2026, including:

• A national landlord database
• A Private Rented Sector Ombudsman to help resolve disputes fairly

These aren’t in force yet, but they signal a long-term shift towards stronger tenant protections.

Our reassurance to you

While this is a significant piece of legislation, most changes are about improving fairness, stability and living standards rather than disrupting tenancies.

We’ll continue to keep you informed as the implementation of the Act progresses and will let you know if anything requires action from you.  Please call the Pace office on 01702 445 600 if you have questions about your tenancy or your rights.  Our team will always be happy to help you.