Across the West Midlands, partners have been working for years to move homelessness support upstream. The focus has been on prevention, on building systems that reduce the chance of crisis before it happens.

The Renters’ Rights Act sits within that same direction of travel.

It changes how the private rented sector works, with the aim of giving people more stability and a clearer sense of control over their housing. For many people at risk of homelessness, the private rented sector is where pressure first builds. This legislation starts to address that pressure at source.

What is changing

The Act, which comes into effect on 1 May 2026 introduces several changes to how private tenancies operate.

• An end to no fault evictions

• A move to open-ended tenancies

• Limits on rent increases to once per year

• A formal route to challenge rent increases

• A ban on rental bidding wars

• New protections against discrimination for people with children or receiving benefits

• A requirement for landlords to consider requests for pets

• Stronger enforcement powers for local authorities

Together, these changes reshape the relationship between landlord and tenant. There is a clearer framework, and more expectation of accountability.

This video produced by Shelter gives an overview about what the Renters Right Act changes

Why this is happening

The private rented sector has become a significant part of the housing system. Many people now spend long periods renting, including families and people in work.

At the same time, the sector has carried ongoing instability.

Short tenancies, sudden rent increases, and limited routes to challenge decisions have contributed to people losing their homes. In many cases, this is the point where people first enter the homelessness system.

The legislation responds to that pattern. It aims to reduce avoidable loss of housing by introducing more structure, clearer rights, and more consistent oversight.

Where tenants gain more agency

Several parts of the Act give tenants more ability to act, rather than simply react.

Challenging eviction

Landlords must now use specific legal grounds to end a tenancy. This creates space for tenants to understand the reason, seek support, and challenge the decision if needed. Eviction becomes a process that can be examined, rather than an outcome that happens without explanation.

Challenging rent increases

Rent increases are limited to once per year and must follow a formal notice process. Tenants can take a proposed increase to a tribunal. This gives a route to question affordability and fairness, and it changes the balance of negotiation.

Access to housing without discrimination

The ban on discrimination against people with children or receiving benefits removes a common barrier at the point of accessing housing. This can widen options and reduce the number of people excluded from the private rented sector.

Clarity and standards

Requirements around property information, and the expected development of a landlord database, begin to shift the system towards greater transparency. Over time, this supports more informed decisions and helps identify poor practice.

Everyday stability

Open-ended tenancies and limits on rent increases create more predictable conditions. This supports people to plan, maintain employment, and stay connected to local services.

How this supports homelessness prevention

In the West Midlands, the Positive Pathway sets out a shared understanding of how homelessness can be prevented. It moves from universal prevention through to crisis response and then recovery and settled homes.

The Renters’ Rights Act sits across the earlier stages of that pathway.

Universal prevention

Clearer rights and fairer access to housing reduce the number of people excluded from the private rented sector. This supports people before any immediate risk appears.

Targeted prevention

When issues arise, such as rent increases or concerns about eviction, tenants now have more time and clearer routes to act. This creates opportunities for early intervention by advice services, local authorities, and community organisations.

Crisis prevention

By removing no fault evictions and requiring legal grounds, the Act reduces sudden loss of housing. This can lower the number of people reaching crisis point and presenting as homeless.

Across all three stages, the emphasis is on reducing shocks in the system. Fewer sudden changes, more predictable processes, and more opportunities to resolve issues earlier.

A systems view

The West Midlands approach recognises that homelessness is shaped by systems, not just individual circumstances.

The private rented sector is one of those systems.

Changes introduced through the Renters’ Rights Act begin to align that system more closely with prevention goals. They create conditions where housing is more stable, decisions are more transparent, and accountability is clearer.

There are still uncertainties. Enforcement will vary across areas, and some parts of the legislation will develop over time through practice and case law. Frontline teams will continue to play a key role in helping people understand and use these new rights.

Check out the information on the Shelter website to find out more details about the Renters Rights Act here.

More guidance about renting and tenancies can be found on the Citizen’s advice website here.

If you are a private rental landlord, then the West Midlands Combined Authority has some information for you on their website.