Renters' Rights Reforms: Tenancy Agreements Explained (8 May 2026)

Significant changes to England’s private rental sector are expected to reshape not only eviction rules, but also the terms within tenancy agreements themselves. Under the Renters’ Rights Act, many commonly used clauses may no longer be legally enforceable.

In our latest video, Duncan Lewis housing experts explain how tenancy agreements could be affected, and what both tenants and landlords should do to stay compliant.

What is changing?

As part of the wider rental reforms, all private tenancies are expected to move to a single system designed to provide tenants with stronger and more consistent rights.

This shift means that certain terms currently included in tenancy agreements may no longer be valid. In particular, clauses that attempt to override statutory protections or impose unfair conditions on tenants are likely to be challenged.

For example: 

• Blanket rent review clauses may not be enforceable under the new framework.
• Terms that attempt to bypass legal safeguards for tenants could be rendered invalid.

The reforms are aimed at creating greater transparency and fairness across the private rental sector, ensuring that agreements align with updated legal standards.

What does this mean for tenants?

For tenants, these changes offer increased protection and clarity.

However, it also means that: 

• Existing tenancy agreements may not fully reflect the new legal position.
• Some clauses you may have previously relied on could no longer apply.

Tenants should be aware that simply signing an agreement does not guarantee that every term within it is enforceable. Reviewing agreements carefully, especially when entering into a new tenancy will be essential.

What does this mean for landlords?

For landlords, the reforms highlight the importance of updating tenancy agreements to ensure compliance.

Key considerations include: 

• Reviewing existing contracts to identify outdated or potentially unenforceable clauses.
• Ensuring all terms align with the new legal framework.
• Avoiding reliance on provisions that could lead to disputes or legal challenges.

Failure to update tenancy agreements could result in complications when enforcing terms or resolving disagreements with tenants.

Why early action matters

With major legislative changes taking effect from 1^st May 2026, both tenants and landlords are encouraged to act now rather than wait for disputes to arise. 

Checking whether a tenancy agreement complies with the upcoming reforms can help:

• prevent misunderstandings,
• reduce the risk of legal disputes, and
• ensure both parties understand their rights and obligations.

Where there is any uncertainty, seeking legal advice at an early stage can provide clarity and avoid more complex issues later.

Watch our video

“Tenancy Agreements Under the Renters’ Rights Reform Bill”

About the Author

Manjinder Kaur Atwal is recognised by Chambers UK as a notable practitioner with expertise spanning a broad range of social housing issues, including interim relief and homelessness cases. She leads a Housing Team ranked Tier 1 in London by The Legal 500, praised for its “outstanding legal knowledge” and “extensive experience”. The team is widely regarded as a leader in social housing and property litigation, handling matters such as housing disrepair, unlawful eviction, homelessness, possession claims, and complex judicial review cases.

About Duncan Lewis Solicitors

Duncan Lewis Solicitors is a multi-award-winning law firm known for its dedication to justice and high standards of client care. Recognised by Chambers & Partners and The Legal 500, and listed among The Times Best Law Firms, the firm delivers specialist legal advice across a wide range of practice areas.