Renters’ Rights Act 2026
Understanding the New Rules for Tenants and Landlords
The Renters’ Rights Act introduces significant changes to private renting in England, giving tenants greater security and establishing clearer responsibilities for landlords.
From 1 May 2026, important changes to tenancy agreements, rent increases, evictions and tenants’ rights take effect.
Whether you’re a tenant looking to understand your rights or a landlord preparing for new legal requirements, our guide explains the key changes and what they mean for you.
What Is the Renters’ Rights Act?
The Renters’ Rights Act introduces important reforms to England’s private rented sector, giving tenants greater security while ensuring landlords follow clear legal procedures.
The changes apply mainly to private tenants with assured or assured shorthold tenancies. Existing qualifying agreements automatically move to the new rules, even if the tenancy agreement has not been updated.
What's Changing Under the Renters’ Rights Act?
Discover the main changes introduced from May 2026 and how they affect private renting.
End of Section 21
Landlords can no longer issue new Section 21 no-fault eviction notices.
Rolling Tenancies
Fixed-term assured tenancies become ongoing periodic tenancies.
Rent Increase Rules
Rent increases follow a statutory process and are limited to once a year.
Greater Protection
Landlords must establish a valid legal ground when seeking possession.
Right to Request Pets
Tenants can request permission to keep a pet, with unreasonable refusals prohibited.
Clearer Tenancy Rules
New requirements help tenants understand their agreements and rights.
Changes to Evictions and Tenancies
Section 21 Evictions Are Abolished
From 1 May 2026, landlords can no longer serve new Section 21 no-fault eviction notices. Instead, they must provide a valid legal reason under Section 8, such as rent arrears, antisocial behaviour or intending to sell the property.
Fixed-Term Tenancies Become Rolling
Existing assured shorthold tenancies automatically become assured periodic tenancies. This means agreements continue on a rolling basis without a fixed end date.
New Rent Increase Rules
Landlords must follow the statutory Section 13 process when increasing rent.
Rent can generally be increased only once every 12 months.
Tenants must receive at least two months’ written notice.
Proposed increases must not exceed the open market rent.
Tenants can challenge above-market increases at the First-tier Tribunal.
These changes provide a clearer and more transparent process for both landlords and tenants.
Tenants' Rights and Responsibilities
Discover the main changes introduced from May 2026 and how they affect private renting.
Ending Your Tenancy
Tenants can end a rolling tenancy by giving at least two months’ written notice, unless a shorter period is agreed in writing with the landlord.
Keeping Pets
Tenants have the right to request permission to keep pets. Landlords must consider requests fairly and cannot refuse them unreasonably.
Protection Against Eviction
Landlords must follow the correct legal process to regain possession. For certain grounds, including selling the property or moving in, tenants cannot be required to leave during the first 12 months of a tenancy.
Frequently Asked Questions
The main changes covered here came into effect on 1 May 2026.
Yes, but they must have a valid legal ground and follow the appropriate possession procedure.
Yes. Landlords can generally increase rent once a year using the statutory process and giving at least two months’ written notice.
The new rules generally apply automatically to existing qualifying tenancies, even where the original agreement has not been updated.
Tenants have the right to request a pet, and landlords cannot refuse without a reasonable basis.
Need More Information About the Renters’ Rights Act?
Understanding your rights and responsibilities is essential under the new rental regulations.
Whether you’re a tenant or landlord, stay informed about the latest changes and how they may affect your tenancy.