The rules governing private renting in England changed significantly on 1 May 2026.
Yet changing the law is one thing.
Making sure tenants understand it is another.
At DSS Select, we believe renters should know the basic rules governing their home without needing to become housing lawyers.
So let’s strip away the jargon.
Section 21 Has Gone
For private tenancies covered by the new system in England, landlords can no longer use Section 21 “no-fault” eviction notices.
That is an important change.
But it does not mean a tenant can never be required to leave.
Landlords can still seek possession using the legal grounds available to them where the relevant conditions are met.
The distinction matters.
Tenants should feel more secure.
They should not be given the false impression that a tenancy can never be ended.
Your Tenancy No Longer Needs a Fixed End Date
Most existing assured shorthold tenancies became assured periodic tenancies on 1 May 2026.
New private tenancies covered by the reforms also operate under the periodic system.
In everyday language, the tenancy continues rather than reaching a fixed date when everyone has to decide whether to sign another six- or twelve-month agreement.
That gives tenants greater flexibility.
Government guidance says tenants can end these tenancies by giving two months’ notice.
For renters whose work, family circumstances or location can change, that flexibility matters.
Rights Only Work When People Understand Them
There is a danger whenever major legislation changes.
Headlines replace understanding.
A tenant hears “Section 21 abolished” and assumes they cannot be evicted.
A landlord hears “stronger possession grounds” and assumes possession will automatically be straightforward.
Neither is a sensible way to approach a tenancy.
The relationship still requires both sides to do what they agreed to do.
The tenant must pay the rent, look after the property and meet their tenancy obligations.
The landlord must meet their legal responsibilities and follow the correct process.
New legislation does not remove responsibility.
It makes understanding that responsibility more important.
Rent Increases Need to Be Understood, Not Feared
Rent is one of the biggest concerns tenants have.
Understandably so.
Household budgets are tight and rents remain high.
But tenants should distinguish between a landlord proposing an increase and money suddenly being taken from them without explanation.
If you receive a formal rent increase notice, read it.
Check the proposed amount.
Check when it is intended to take effect.
If something does not look right, ask.
Do not ignore it until the date arrives.
And do not assume that simply refusing to discuss the matter makes it disappear.
Communication early is almost always better than a dispute later.
Report Repairs Properly
This sounds basic.
It is not.
If there is damp, a leak, electrical problem, heating failure or another repair issue, report it promptly and keep a record.
A WhatsApp message saying “there’s a problem in the bathroom” may start the conversation, but it is much more useful to explain what is happening, when it started and whether it is getting worse.
Take photographs where appropriate.
Give reasonable access for inspection and repair.
Then keep a record of what happens.
A landlord cannot deal with a problem they genuinely do not know exists.
Equally, a tenant should not have to repeatedly report a serious problem and receive no meaningful response.
Your Home Is Still Someone Else’s Property
Tenant rights and landlord rights are too often discussed as though acknowledging one weakens the other.
It doesn’t.
A tenant should be able to treat the property as their home.
The landlord still owns an extremely valuable asset.
Respect works both ways.
Tenants should look after the property, report problems and avoid causing unnecessary damage.
Landlords should respect the tenant’s occupation, privacy and legal rights.
That should not be controversial.
It should be the minimum standard of a professional rental market.
Do Not Wait Until a Problem Becomes a Crisis
One of the biggest mistakes we see is silence.
A tenant falls behind with the rent.
They become embarrassed.
They stop answering the phone.
Letters go unopened.
The arrears increase.
By the time everybody speaks, the problem is far more serious.
If you know you cannot pay the full rent, communicate immediately.
Explain what has happened.
If you can pay part, say how much.
If your circumstances have changed, seek advice.
If you are receiving benefits, check whether your entitlement needs updating.
There may not always be an easy solution.
But silence is rarely one.
The DSS Select View
The Renters’ Rights reforms should produce a more professional rental market.
But legislation cannot do that by itself.
Tenants need to understand their rights.
Landlords need to understand their responsibilities.
Agents need to explain both accurately.
DSS Select believes tenants should be informed, not intimidated.
Know what you are signing.
Know what you are paying.
Report problems.
Keep records.
Ask questions when something does not make sense.
And when your circumstances change, communicate before a manageable problem becomes an emergency.
The new rental system gives tenants greater security.
Knowing how that system works gives tenants something just as important: control.
