Changes Effective from 1 May 2026
What is the Renters’ Rights Act?
The Renters’ Rights Act 2025 is new legislation that reforms the private rented sector in England. It strengthens tenant protections, changes how tenancies operate, and removes “no-fault” evictions.
The first phase comes into force on 1 May 2026 and applies to existing and new assured and assured shorthold tenancies.
Who do these changes apply to?
These changes apply to:
• Private landlords in England
• Assured and assured shorthold tenancies
What happens to existing tenancies?
From 1 May 2026, all existing assured shorthold tenancies will automatically become assured periodic tenancies.
This means:
• Fixed end dates will no longer apply
• Tenancies will continue on a rolling basis
• No action is required to convert the tenancy
However, landlords must notify tenants of the changes using the Government-published information leaflet.
Can landlords still offer fixed-term tenancies?
No.
From 1 May 2026, all new tenancies must be periodic from the start.
How can tenants end a tenancy under the new system?
Tenants can:
• Give two months’ notice at any time
• End the tenancy in line with the rental period, for example monthly
Possession and Evictions
Is Section 21 being abolished?
Yes.
From 1 May 2026, landlords can no longer use Section 21 “no-fault” eviction notices. All possession must instead be sought using Section 8 grounds, with a valid legal reason.
What reasons can landlords use to regain possession after 1 May 2026?
Landlords may still be able to regain possession for reasons including:
• Serious rent arrears, including persistent non-payment and where more than three months’ rent is owed
• Anti-social behaviour
• Breach of tenancy conditions
• Intention to sell the property
• The landlord or a close family member moving into the property
Some grounds have different notice periods and restrictions on when they can be used.
Can Section 21 notices still be used if they were served before 1 May 2026?
Yes, but only temporarily and within the following timescales:
• Notices must be served on or before 30 April 2026
• Court proceedings must begin before 31 July 2026
• After that date, the notice will become invalid
Rent and Payments
How often can rent be increased?
From 1 May 2026:
• Rent can only be increased once per year
• Increases must follow the Section 13 notice process
Can tenants challenge rent increases?
Yes.
Tenants can apply to the First-tier Tribunal if they believe a rent increase is unfair or above market level.
How much rent can landlords ask for in advance?
Landlords can ask for no more than one month’s rent in advance.
Tenants may choose to pay earlier, but this cannot be made a requirement.
Are rental bidding wars allowed?
No.
From 1 May 2026:
• Properties must be advertised with an asking rent
• Landlords and agents cannot accept or request offers above the advertised rent
Is it still allowed to refuse tenants on benefits or with children?
No.
From 1 May 2026:
• Refusing a tenant solely because they receive benefits or have children is unlawful
• Landlords may still refuse applications for legitimate reasons, such as affordability or property suitability
Pets
Do tenants now have a right to keep pets?
Tenants have the right to request permission to keep a pet.
Landlords must:
• Consider requests fairly
• Only refuse where the refusal is reasonable
In some cases, landlords may require the tenant to have appropriate pet insurance in place.
Information Requirements
Landlords must provide the official Renters’ Rights Act Information Sheet 2026 to all existing tenants.
Deadline: 31 May 2026
This can be provided:
• In hard copy
• As a PDF by email
Failure to provide this may result in enforcement action or a civil penalty.
What’s Coming Next?
Further reforms scheduled for later in 2026 include:
• A mandatory Private Landlord Ombudsman service
• A Private Rented Sector Database, requiring landlords to register and pay a fee
These changes will be introduced on a phased basis, with further guidance to follow.
Further Information
For further information, please refer to the official guidance and statutory information available via:
Gov.uk – Renters’ Rights Act guidance
