Renting in 2026: The New Rights Most Tenants Still Don't Know They Have

 

Here's a statistic that should worry anyone who rents: research this year found that most tenants are unaware of the Renters' Rights Act — the biggest overhaul of renting in England for a generation, and one that is now fully in force.

That means millions of people are still renting as if the old rules apply. Still afraid of revenge eviction if they complain about mould. Still assuming the landlord can put the rent up whenever they like. Still thinking a "no DSS" advert is just how things are.

None of that is true anymore. Here's what actually changed — and what it means for you.

1. You can no longer be evicted for no reason

Section 21 — the "no-fault" eviction notice that let landlords end a tenancy without giving any reason — has been abolished. A landlord who wants possession now needs a legal ground: serious rent arrears, antisocial behaviour, selling the property, or moving in themselves, each with proper notice periods and evidence.

The practical effect is enormous: you can raise problems without fearing a retaliatory eviction. Reporting disrepair, questioning a charge, or asking for something to be fixed can no longer be quietly answered with a two-month notice.

2. Your rent can only go up once a year — and you can challenge it

Rent increases must now follow a formal process, are limited to once per year, and must reflect market rates. If an increase looks excessive, you have the right to challenge it at a tribunal — and the rent can't be backdated while you do. Bidding wars are also banned: a property must be advertised at a price, and the landlord cannot accept offers above it.

3. "No children, no benefits" adverts are unlawful

Blanket bans on renting to families with children or to people receiving benefits are now illegal. Landlords can still reference and assess affordability — but they cannot exclude you simply because of how your income arrives or who lives with you.

4. Your home must meet a real standard — and damp has a deadline

For the first time, private rentals are covered by a Decent Homes Standard, and the extension of Awaab's Law means serious hazards like damp and mould now carry strict legal timescales for investigation and repair. A landlord who ignores black mould on your bedroom wall isn't just being slow anymore — they're breaking the law.

If you're living with damp, disrepair or a landlord who won't respond: document everything with dated photos, report it in writing, and if nothing happens, your council's private rented housing team has enforcement powers. Citizens Advice and Shelter can guide you through it free of charge.

5. You have flexibility too

Tenancies are now periodic rather than fixed-term, which means you can leave with two months' notice rather than being locked in for a year in a home that no longer suits you. Landlords must also consider pet requests reasonably rather than refusing by default.

Why we're telling you this

It might seem strange for a housing provider to spell out tenants' rights this enthusiastically. It shouldn't be. At MKM Housing, the new rules describe how we already operate: well-maintained homes, transparent pricing, responsive management, and — through our supported living accommodation in Birmingham — housing for people who need more than just a roof, including vulnerable adults referred by councils, charities and support workers.

Good landlords have nothing to fear from informed tenants. The awareness gap only protects the bad ones.

The honest takeaway

The balance of power in renting has genuinely shifted — but rights you don't know about are rights you don't have. If even one section above surprised you, share this with someone who rents; the odds say they don't know either.

And if you're looking for a home in Birmingham from a provider that treats these standards as a starting point rather than a legal ceiling — browse what's available and how to apply on our tenants page, or get in touch and tell us what you need.

This article is general information, not legal advice. For help with a specific housing problem, contact Citizens Advice, Shelter, or your local council.