The Renters’ Rights Act: what changed on 1 May 2026

On 1 May 2026, the Renters’ Rights Act changed how most private tenancies in England work. Tenancies now roll on with no end date, Section 21 ‘no fault’ evictions have ended, and rent can only go up once a year.

This guide explains the main changes for tenants and landlords, and what is still to come. It covers England only.

What happened to existing tenancies on 1 May 2026?

Most existing assured shorthold tenancies automatically became assured periodic tenancies on 1 May 2026. Any new assured tenancy agreed from that date is periodic too. Periodic tenancies run on a rolling basis, for example month to month, with no end date.

How does a tenant end a tenancy?

By giving 2 months’ notice in writing, for example by letter, email or text. The rent is still due during the notice period.

How can a landlord end a tenancy?

Section 21 ‘no fault’ evictions can no longer be used, even if a tenancy agreement mentions them. A landlord now needs a legal reason, called a possession ground, and must serve a Section 8 notice.

• To sell the home, or for the landlord or their family to move in, the notice is 4 months. These grounds cannot be used in the first 12 months of a tenancy.
• The rent arrears ground needs at least 3 months’ rent to be owed before a court can make a possession order.
• For antisocial behaviour, the notice period is shorter, and a landlord may apply to court straight away.

When can the rent go up?

No more than once a year, and not in the first 12 months of a new tenancy. The landlord must use Form 4A and give at least 2 months’ notice. A tenant who thinks the new rent is above the market rent can challenge it at the First-tier Tribunal.

What can a landlord ask for before a tenancy starts?

• Rent cannot be taken before the tenancy agreement is signed, and then no more than 1 month’s rent in advance.
• Written adverts must show an asking rent. Landlords and agents cannot ask for, encourage or accept offers above it.
• Landlords cannot refuse tenants because they receive benefits or have children.
• A tenancy deposit is still capped at five weeks’ rent where the annual rent is below £50,000, and must be protected in a government-authorised scheme.

Can a tenant keep a pet?

A tenant can ask to keep a pet. The landlord must consider the request, cannot refuse it unreasonably, and should give a reason if they say no.

What did landlords have to give tenants?

For existing tenancies with a written agreement, landlords had to give tenants the government’s Renters’ Rights Act Information Sheet by 31 May 2026. Where a tenancy was agreed verbally, they had to give written information about its key terms instead. For every new tenancy, the landlord or agent must give written information about its key terms before the tenancy is agreed.

What if a landlord breaks the rules?

Tenants can contact their local council, Shelter or Citizens Advice. A tenant may also apply for a rent repayment order, which can now cover up to 2 years’ rent.

What is still to come?

• A register of private landlords, the Private Rented Sector Database, rolling out from late 2026.
• A Private Rented Sector Landlord Ombudsman, expected in 2028.
• A Decent Homes Standard for privately rented homes, in 2035 or 2037.
• Awaab’s Law for privately rented homes, with timescales still subject to consultation.

We will update this guide as each change arrives.

How we can help

If we fully manage your let, we handle these rules for you: the right notices, rent reviews, the deposit and repairs. Tenants in homes we manage can report a repair online.

Fully managed lettings · For landlords · For tenants · Lettings fees

Questions people ask

Does the Renters’ Rights Act apply in Wales or Scotland?

No. The changes described here apply to private tenancies in England.

My tenancy agreement shows an end date. Does it still end then?

Most existing assured shorthold tenancies became assured periodic tenancies on 1 May 2026, even if the agreement shows an end date. The tenancy rolls on until the tenant gives 2 months’ notice, or the landlord ends it using a possession ground.

Can a landlord ask for more than one month’s rent in advance?

No. Once the tenancy agreement is signed, a landlord can ask for no more than 1 month’s rent in advance.