CIH welcomes the ending of 'no fault' evictions in the private rented sector from May 2026

The government has now confirmed that section 21 'no-fault' evictions will be abolished from May 2026 as part of its implementation timetable for the Renters' Rights Act. Other new protections that will commence alongside this include no more in-year rent rises, bidding wars and discrimination against families receiving benefits.  

CIH welcomes the implementation of the main protections of the act from next May, which will provide a significant expansion of rights for private renters. We also welcome the £18 million additional funding for councils and further support for the courts, which will be responsible for overseeing and upholding these rights with stronger enforcement powers.   

The roadmap and guidance which has been published today give time and clarity to help prepare for these changes, but with over a million people in non-decent housing in the private rented sector (PRS) the government must maintain pace in extending the Decent Homes Standard to the PRS and consulting on the extension of Awaab’s Law. It is essential to ensure all renters — regardless of tenure — have a home that is safe, secure and healthy to live in.

Successful implementation will depend on sufficient resourcing, clarity, and communication.

The government will publish guidance for tenants before the new rights come into force on 1 May 2026.

Key timescales

From 1 May 2026:

• The abolition of section 21 'no-fault' evictions
• It will be illegal for landlords and letting agents to increase rent prices more than once a year and tenants will be able to appeal excessive above-market rent increases 
• Landlords and letting agents cannot ask for more than one month’s rent payment in advance and cannot engage in rental bidding wars
• It will be illegal to discriminate against potential tenants, because they receive benefits or have children
• Landlords can no longer unreasonably refuse tenants’ requests to have a pet
• Landlords will have stronger legally valid reasons to get their properties back when needed — to move in, sell up or deal with rent arrears or anti-social behaviour. 

From late 2026:

• The Private Landlord Ombudsman will be set up – a free, independent service helping tenants resolve complaints not dealt with by their landlord without going to court
• A Private Rented Sector Database will be introduced – where all landlords must register themselves and the properties they rent out;  it will be rolled out in two stages and the need for landlords to sign up will be staggered by areas across England from late 2026.

In phase 3 – dates to be confirmed: 

• The Decent Homes Standard will be extended to the private rented sector 
• Extending Awaab’s Law to the private rented sector will be consulted on
• An improved Housing Health and Safety Rating System (HHSRS) will be published 
• A new Minimum Energy Efficiency Standards (MEES) of EPC C or equivalent by 2030 will be introduced.

Rachael Williamson, director of policy, communications and external affairs at CIH, said: “This is an important step forward in creating a fairer and more balanced private rented sector – offering renters greater security and confidence in their homes, while ensuring landlords have clear, reasonable routes to regain possession where justified.

"We look forward to working with government, members, and partners across to ensure these reforms deliver — improving standards, stability and safety for renters, and strengthening professionalism and confidence across the housing system.”

Next steps

CIH will update its recently published member briefing to include this new timetable for implementation.  

Members can sign up to our webinar in February 2026 to hear from CIH experts and sector leaders about what the changes mean in practice.