The Renters Rights Act Is Now Law. What Do You Do?
If you have been putting off financial decisions because renting felt too insecure
CEO & Co-founder at Delphina
Syd got fed up with being kept confused by the UK personal finance industry. So he built the tool he wished existed. Qualified to provide financial advice, prefers to provide financial clarity. No agenda. Just someone who finally got clear and wanted everyone else to be able to too.
This Affects You If You Rent in England
Something changed on 1 May 2026 that you may have noticed in the news but probably filed away as not relevant to you. Here is why it might be.
The Renters Rights Act abolished no-fault evictions, capped rent increases at once per year, and banned rental bidding wars. If you are a tenant, these are not abstract policy changes. They affect the stability of your housing costs. And housing stability affects your ability to plan.
If you have been putting off financial decisions because renting felt too insecure, this is for you.
If You Have Been Excluding Renting From Your FIRE Calculations
FIRE calculators often treat renting as a variable cost. This made sense when a landlord could issue a Section 21 notice and you could lose your home with two months notice.
That risk is now materially reduced.
Here is what changes: your housing costs for the next five years are more predictable than they have ever been. Yes, your landlord can still increase rent once per year with proper notice. But they cannot evict you without grounds. They cannot sell the property from under you overnight.
If you have been running your FIRE number with assumptions that included possible sudden move costs or a housing instability premium, rerun your numbers with updated assumptions.
The Question to Ask Yourself
Does your FIRE number change if your housing costs are genuinely stable for the first time?
If You Are Deciding Between Renting and Buying
The rent versus buy calculation has shifted.
For years, the consensus was heavily skewed toward buying. Renting felt like throwing money away partly because buying was framed as the only way to get housing security.
Now renting comes with genuine security of tenure.
This does not mean buying is wrong. It means the comparison has changed. When you run the numbers now, you should account for:
- The flexibility and stability that renting now offers
- The hidden costs of owning: maintenance, repairs, stamp duty, the inability to easily relocate if your life changes
- The fact that your rent can only increase once per year with proper notice
Run both scenarios with your actual numbers. Not the numbers from three years ago. Your numbers.
If You Are Renting and Have Been Keeping Extra Cash Accessible
Many renters keep large cash buffers because they feared they might need to move suddenly. Deposit on a new property, moving costs, possible void periods while finding somewhere new.
If you have been holding more cash than you otherwise would because of eviction risk, the calculus has changed.
This does not mean you should invest your emergency fund. It means you can review whether the size of your housing-move buffer is still justified.
The Question to Ask Yourself
How much would it actually cost to move if you chose to, rather than were forced to?
If You Are a Landlord or Property Investor
If you own property and rent it out, the Act also changes your position.
Your ability to regain possession of your property is now more constrained. If you were planning to sell a rental property, the timeline may need to account for the fact that your tenant cannot be evicted without grounds.
This is relevant to any financial planning that assumes you can liquidate rental property on a specific timeline.
The One Action to Take This Month
Run Your Financial Plan Again With Updated Housing Assumptions
Not a complete overhaul. Not a new budget. Just revisit the assumptions you made about housing stability when you last projected your retirement or calculated your FIRE number.
If your assumptions were based on pre-May 2026 renting risk, the answer you get may be different.
See Where You Actually Stand
Delphina connects your accounts, pensions, investments, and housing costs so you can see what your situation actually means for your future.
Frequently Asked Questions
Does the Renters Rights Act affect my rent increases?
Yes. Under the Act, rent can only be increased once per year with proper notice. Your landlord cannot raise rent more frequently, which makes your housing costs more predictable.
Should I reconsider renting versus buying?
The rent versus buy calculation has shifted. Renting now comes with genuine security of tenure, which changes the comparison. Run both scenarios with your actual numbers to see what makes sense for your situation.
Can I now exclude renting from my FIRE calculations?
If you have been treating renting as a variable cost because of eviction risk, you may be able to update your assumptions. Housing costs for the next five years are now more predictable than they have ever been.
What should I do with the cash I was holding for potential moves?
If you have been holding more cash than necessary because of eviction risk, you can review whether your housing-move buffer is still justified. This does not mean investing your emergency fund, just reassessing the size of your contingency.