The UK rental market is going through one of the biggest legal changes in decades, with the new rules beginning to come into force from 1 May 2026.
The new Renters’ Rights Act aims to rebalance the relationship between landlords and tenants by improving security for renters while introducing clearer standards across the private rental sector.
For landlords and renters in Brighton & Hove, where demand for rental property is consistently high, these changes will be particularly important. Below we explain the key parts of the legislation and what they mean in practical terms.
Why the Law Is Changing
The Government has introduced the Renters’ Rights Act to address several longstanding issues in the private rented sector, including:
- Lack of long-term security for tenants
- Poor housing standards in some properties
- Limited routes for tenants to challenge unfair treatment
- A need for clearer regulation of landlords and letting agents
The goal is to create a system that protects good landlords while giving renters more stability in their homes.
Key Changes Renters and Landlords Should Know
1. The End of Section 21 No-Fault Evictions
One of the biggest changes is the abolition of Section 21 evictions.
Previously, landlords could ask tenants to leave without giving a specific reason at the end of a tenancy. Under the new rules:
- Landlords will no longer be able to evict tenants without grounds.
- All evictions will need to follow specific legal reasons (known as Section 8 grounds).
What this means..
For renters:
- Greater security in your home
- Less risk of being asked to leave unexpectedly
For landlords:
- You can still regain possession, but you must use legitimate grounds such as:
- Selling the property
- Moving into the property yourself
- Rent arrears or breach of tenancy
Property refurbishment
2. All Tenancies Will Become Periodic
The Act will replace fixed-term Assured Shorthold Tenancies with rolling periodic tenancies. There is also a protected period of 12 months at the commencement of the tenancy where landlords cannot give notice.
What this means..
For renters
- You can give two months’ notice from a rental due date at any point if you wish to move.
- You will also benefit from 12 months initial protected period, and landlords are generally required to provide 4 months’ notice after that, so in effect, you could end up with a 16-month tenancy.
For landlords
- Tenancies will continue indefinitely unless:
- The tenant gives notice, or
- A valid possession ground is used
This change is designed to give tenants flexibility while still allowing landlords to regain possession when necessary.
3. Limits on Rent Increases
The Act also introduces stricter rules around rent increases.
Key points include:
- Rent increases will be limited to once per year.
- They must be done through a formal Section 13 notice.
- Tenants will have the right to challenge excessive increases through a tribunal.
What this means…
For renters
- Protection from sudden or multiple rent increases within a year.
For landlords
- Rent can still rise with the market, but increases must follow a clear process.
4. Stronger Property Standards
The Decent Homes Standard, which already applies to social housing, will extend to the private rented sector.
This means rental homes must meet minimum requirements relating to:
- Safety
- Warmth and insulation
- Repair and maintenance
- Basic facilities
Local councils will also receive stronger enforcement powers.
5. Tenants Will Have the Right to Request Pets
Another widely discussed change is that tenants will have the right to request permission for a pet. Tenants will be expected to provide full details of each animal, and permission will be required for every pet on a case-by-case basis (not a blanket rule).
Landlords will not be able to unreasonably refuse a request. However:
- Landlords can still set reasonable conditions.
- They may require pet insurance to cover potential damage.
6. The End of Bidding Wars
The Renters Rights Act will bring the end of bidding wars by prohibiting landlords and agents from asking for or accepting offers above the advertised rent.
The asking rental must be advertised.
What This Means for the Brighton & Hove Rental Market
Brighton & Hove has one of the most competitive rental markets in the UK, with strong demand from:
- young professionals
- students
- families relocating to the South Coast
The Renters’ Rights Act will likely lead to:
- Greater tenant stability, with fewer short-term moves
- More professionalisation among landlords
- Higher expectations around property standards
For responsible landlords who already maintain their properties well and treat tenants fairly, many of these changes will simply formalise existing best practice.
What Landlords Should Do Now
Even though implementation will take time, landlords should start preparing now.
Key steps include:
- Reviewing tenancy agreements
- Ensuring properties meet expected standards
- Keeping records of compliance and maintenance
- Staying informed about possession grounds and legal procedures
Working with a professional letting agent can also help landlords stay compliant as the legislation develops.
Final Thoughts
The Renters’ Rights Act represents a significant shift in the UK private rental sector. While it introduces stronger protections for tenants, it also creates a clearer framework for landlords who operate professionally.
For both renters and landlords in Brighton & Hove, the key will be understanding the changes and preparing early.
As the legislation progresses and further details are confirmed, letting agents will play an important role in helping both sides navigate the new system smoothly.
If you are a landlord or tenant in Brighton & Hove or surrounding areas and would like advice on how these changes may affect you, speaking to a local letting professional can help ensure you are prepared for the new rules when they come into force.
NB: This information is correct at the time of writing (April 2026)
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