The Renters’ Rights Act, which came into force on 1 May 2026, represents the most significant overhaul of private renting law in England for over three decades. Designed to give greater security and stability to the 11 million people renting from private landlords, the Act introduces sweeping changes that fundamentally alter the relationship between landlords and tenants. We cover the key changes, from the end of no-fault evictions and fixed-term tenancies to new rules on rent increases, pets, and discrimination, and what it all means for landlords exploring their options in today’s shifting landscape.
What Has Actually Changed Under the Renters’ Rights Act?
The headline change is straightforward: most existing assured shorthold tenancies automatically became assured periodic tenancies on 1 May 2026. Any new tenancy agreement signed with a private landlord from that date onwards will also be an assured periodic tenancy, running on a rolling weekly or monthly basis. Fixed-term contracts with set end dates are now a thing of the past for private tenancies in England.
Tenants don’t need to sign new agreements for this change to take effect. It happened automatically. However, landlords or their letting agents must provide tenants with a government-produced Information Sheet explaining the changes before 31 May 2026 or risk a fine.
It’s worth noting that these rules apply specifically to private rented properties in England. Different arrangements exist if you rent from a housing association or local council, live in purpose-built student halls, or are a lodger living with your landlord.
Has Section 21 Been Abolished?
Yes. From 1 May 2026, landlords can no longer issue Section 21 “no-fault” eviction notices. More than 11,000 households in England had their homes repossessed by bailiffs following Section 21 notices in the year to June 2025, so this is a substantial shift in tenant protection.
Landlords who wish to regain possession of their property must now provide a valid legal reason, known as a ground for possession, and serve a Section 8 notice. Valid grounds include situations where the landlord intends to sell the property or move into it themselves, though crucially, this cannot be used within the first 12 months of a tenancy. Significant rent arrears, antisocial behaviour, and property damage also remain legitimate grounds.
The notice period landlords must give depends on the specific ground being used. In most cases, four months’ notice is required. For serious rent arrears, this drops to four weeks. In cases of antisocial behaviour, landlords can apply to court immediately upon giving notice.
If a tenant doesn’t leave after the notice period expires, the landlord must apply to court for a possession order, where a judge will decide whether eviction is justified.
How Have the Rules on Rent Changed?
Rent Increases
Landlords can now only increase rent once per year and cannot do so during the first 12 months of a new tenancy. They must use the official Form 4A and provide at least two months’ notice. Any rent review clauses written into existing tenancy agreements can no longer be used, even if the agreement explicitly includes them.
Tenants who believe a proposed increase exceeds the open market rent can challenge it at a first-tier tribunal. The tribunal can set a lower rent but cannot increase it beyond what the landlord originally proposed. Importantly, landlords cannot evict tenants for challenging a rent increase.
Rent in Advance
Landlords cannot request, encourage, or accept any payment of rent before the tenancy agreement has been signed. Once signed, the maximum rent in advance a landlord can ask for is one month. Some landlord groups have raised concerns that this may affect tenants with less conventional income situations, such as overseas students, who previously offered several months upfront to secure properties.
Rental Bidding
Bidding wars are now illegal. Landlords must state a specific price in any written advertisement and cannot accept or encourage offers above that figure.
Can Tenants Now Keep Pets in Rented Properties?
Tenants have the right to request permission to keep a pet, and landlords must genuinely consider the request. A blanket refusal without reason is no longer acceptable, even if the tenancy agreement contains a “no pets” clause.
Landlords can reasonably refuse if another tenant has an allergy, the property is too small for the pet in question, the animal is illegal, or the landlord is a leaseholder whose freeholder prohibits pets. Tenants can challenge a refusal they believe is unreasonable.
What Protections Exist Against Discrimination?
The Act makes it illegal for landlords and letting agents to refuse to rent to prospective tenants because they receive benefits or have children. Councils can fine those who break these rules. Landlords and agents remain entitled to carry out reference and affordability checks as part of their normal selection process, but these protected characteristics can no longer be used as grounds for rejection.
How Can Tenants End Their Tenancy?
Tenants wishing to leave an assured periodic tenancy must give two months’ written notice, whether by letter, email, or text. This notice should fall on the day rent is due or the day before. Rent must continue to be paid throughout the notice period.
Both parties can agree in writing to a shorter notice period, and landlords and tenants can mutually agree to end the tenancy earlier than the standard two months.
What About Students and Shared Housing?
Students in purpose-built student accommodation can still enter fixed-term agreements, providing security for the academic year. However, they can be given two weeks’ notice to leave once that fixed term ends.
Private landlords renting to students can serve four months’ notice with a move-out date between June and September, allowing time to find new tenants for the following academic year. This ground only applies where every person on the tenancy agreement is a student.
The Renters’ Rights Act applies to most private rented homes, including Houses in Multiple Occupation. Separate HMO licensing and management standards set by local councils continue to apply alongside the new legislation.
What Enforcement Measures Are in Place?
Local councils now have new powers to investigate landlords and take enforcement action where the law is being broken. Landlords who seriously or repeatedly breach the rules face fines of up to £40,000. The government has allocated £60 million to councils to fund this enforcement work.
Tenants can also apply to a first-tier tribunal for a Rent Repayment Order, potentially recovering up to two years’ worth of rent for certain offences, such as failure to licence a property.
What Changes Are Still to Come?
Later in 2026, the government plans to introduce a register of all landlords and rental properties in England, alongside a new Private Landlord Ombudsman to handle complaints outside the court system. An extension of Awaab’s Law into the private rented sector is also expected, requiring hazards to be repaired within specified timeframes. A mandatory Decent Homes Standard for private properties is planned but won’t be enforced until 2035.
How EasierManagement Supports Landlords Through These Changes
The Renters’ Rights Act has prompted many landlords to reconsider how they use their properties. For those exploring alternatives to traditional long-term letting, our fully managed short-term let service offers a hands-off route to maximising your property’s potential without navigating the complexities of the new legislation alone.
We handle everything from guest screening and 24/7 support to dynamic pricing, professional housekeeping, and transparent financial reporting, all with no hidden fees. Whether you’re considering short-term lets, serviced accommodation, or our guaranteed rent scheme offering stable monthly income for up to five years, we’re here to talk through your options honestly and help you find the right path forward.
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