Renters’ Rights Act 2026: Key Updates Every Tenant and Landlord...
Read MoreRenters’ Rights Act 2026: Key Updates Every Tenant and Landlord Must Know
The Renters’ Rights Act 2025 is the biggest shake-up to England’s private rented sector in decades. From 1 May 2026, new rules come into force affecting 11 million tenants and every private landlord. Here is what is changing and what you need to do.
"No-Fault Eviction" Is Coming to an End
Section 21 — the law that allowed landlords to evict tenants without giving any reason — is being abolished. From 1 May 2026, landlords will no longer be able to serve a Section 21 notice.
Instead, any eviction must be based on a legal ground under Section 8.
Key Deadlines for Section 21 — The Transition Period
The law provides for specific deadlines rather than an immediate transition. These deadlines are particularly important for landlords:
Deadline for submission
30 April 2026
The final day on which a Section 21 notice may be served
Date of notification
~30 June 2026
The two-month period specified in the notice issued on 30 April will expire
Final filing date
31 July 2026
The final deadline by which an eviction case may be brought
Important: If court proceedings are not issued by 31 July 2026, the notice becomes invalid. The same notice cannot be used again to seek possession.
Example: A Section 21 notice served on 30 April 2026 gives roughly two months’ notice, expiring around 30 June 2026. The landlord must apply to court no later than 31 July 2026. Missing this deadline means starting the process from scratch — under the new rules, where Section 21 no longer exists.
Your Tenancy Agreement Is Changing Automatically
From 1 May 2026, all existing fixed-term assured shorthold tenancies (ASTs) will automatically convert to periodic assured tenancies. You do not need to sign a new agreement — your tenancy continues uninterrupted, but its structure changes.
What this means in practice:
- There is no longer a fixed end date to your tenancy
- Your tenancy rolls on a monthly basis until either party ends it
- As a tenant, you can end the tenancy at any time by giving two months’ written notice
- As a landlord, you can only end the tenancy by relying on a legal ground under Section 8
New Rules on Rent Increases
Any rent review clauses in your current tenancy agreement will no longer apply after 1 May 2026. Landlords must follow the Section 13 process for all rent increases.
- Rent can only be increased once per year
- At least two months’ written notice is required using Form 4A
- Any increase must be no higher than open market rent
- Tenants can challenge a proposed increase at the First-tier Tribunal (Property Chamber) — free of charge
New Rights for Tenants
The law also introduces a range of new rights that put tenants in a stronger position:
The right to keep a pet
Tenants will be able to request permission to keep a pet. The landlord may only refuse this request on concrete and reasonable grounds; the refusal must be communicated in writing and each application must be assessed individually. It is possible to challenge a refusal in court.
Prohibition of discrimination
Discriminatory practices against families with children or tenants receiving social assistance are expressly prohibited. This prohibition covers all stages of the tenant selection process, including the wording of advertisements and application criteria.
Prohibition on rent auctions
Landlords and letting agents may not accept bids above the advertised rent or encourage competitive bidding amongst tenants.
Ombudsman system
A mandatory ombudsman (complaints handling body) system is being established to resolve tenant-landlord disputes quickly and cost-effectively, without the need to take them to court.
Minimum Property Standards Are Being Raised
The legislation introduces significant changes not only in legal terms but also in terms of physical standards. In particular, local authorities are being granted broader powers of inspection to address issues such as damp, mould, inadequate insulation and structural defects.
It is becoming mandatory for rental properties to meet the Decent Homes Standard criteria. This standard requires that the property be safe, healthy and liveable.
Important Notice for Landlords — Information Sheet Deadline
According to the notice on gov.uk,
If all three of the following apply to your tenancy, you are legally required to provide your tenant with the official Government Information Sheet:
- The tenancy is an assured or assured shorthold tenancy
- The tenancy started before 1 May 2026
- There is a wholly or partly written tenancy agreement
Deadline: 31 May 2026. Only the official PDF downloaded from GOV.UK is valid; simply sending a link is not sufficient. It must be delivered separately to each tenant named in the tenancy agreement. If you have a letting agent, the agent must also provide a copy, even if you have already done so. Failure to comply may result in a fine of up to £7,000. You can access the document via this link
Does This Affect You?
In short — yes. If you are a tenant or landlord in England’s private rented sector, these changes apply to you from 1 May 2026, regardless of when your tenancy began. The new rules take effect automatically; no new agreement is required.
If you are a tenant, you have significantly stronger legal protection. If you are a landlord, your obligations are increasing and missing key deadlines can have serious legal and financial consequences.
For a personal legal assessment regarding your tenancy agreement, notice to vacate, or your new rights, you can contact the Advantage Solicitors Housing Law Team.
Disclaimer: This article is intended for general informational purposes only and does not constitute legal advice. If you require advice tailored to your specific circumstances, please consult a qualified solicitor.
Sources: Renters’ Rights Act 2025 (legislation.gov.uk) · Official Government Information Sheet 2026 (GOV.UK) · MHCLG Implementation Roadmap · NRLA Guidance
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