What changed for renters in England under the Renters' Rights Act?
The main tenancy reforms commenced on 1 May 2026 in England: no more fixed terms, no more section 21, new rent-increase rules, a cap on rent in advance and a right to ask for a pet. What is live and what is still to come.
- Difficulty
- intermediate
- Time
- 15 min
- Read
- 6 min
Short answer
From 1 May 2026 in England, all private assured shorthold tenancies became periodic assured tenancies. Section 21 no-fault eviction is gone; a landlord must now use a section 8 notice with a stated ground. Rent can rise once a year on two months' notice and can be challenged at the First-tier Tribunal. Rent in advance is capped, rental bidding is banned, and landlords cannot refuse tenants because they claim benefits or have children. This applies in England only.
This is the largest change to private renting in England since 1988, and it applied to existing tenancies rather than only to new ones, so a tenancy signed years ago changed status overnight. Several of the headline measures — the landlord database, the ombudsman and the Decent Homes Standard for private renting — were deliberately not switched on at the same time, so it is worth knowing which parts are actually in force today.
Step by step
- Understand the conversion.On 1 May 2026 existing private assured shorthold tenancies became assured tenancies, and no new assured shortholds can be created. Fixed terms in private assured tenancies were abolished; every tenancy is now periodic with periods of no more than a month.
- Know how you end it now.You give two months' notice in writing — a letter, an email or a text is enough — ending at the end of a rental period. There is no minimum period you must stay first, and no fixed term to break.
- Know that section 21 is spent.The last date a valid section 21 notice could be served was 30 April 2026, and possession proceedings on any pre-May notice had to be started by 31 July 2026. A landlord can no longer bring a claim on one. Anything presented to you now as a section 21 notice is not valid.
- Understand that possession now needs a ground.A landlord must serve a section 8 notice on the prescribed form stating which ground they rely on, and then apply to the county court. Some grounds are mandatory and some are discretionary, and the notice periods vary from none at all to four months.
- Note the protected first twelve months.The two most common grounds — the landlord or a family member moving in, and selling the property — cannot be used in the first twelve months of a tenancy, and require four months' notice when they can be used.
- Learn the new rent-increase route.Rent can be increased once in any twelve months, by a section 13 notice on the prescribed form giving at least two months. Rent review clauses in agreements are void. You can challenge the increase at the First-tier Tribunal, which cannot set a rent higher than the landlord proposed and cannot backdate it.
- Know the money rules at the start of a tenancy.A landlord can require no more than one month's rent in advance once the agreement is signed — or twenty-eight days where the rental period is shorter — and cannot take it before signing. Asking for, encouraging or accepting offers above the advertised rent is prohibited.
- Use the right to request a pet.You can request permission to keep a pet, and the landlord must consider it and cannot unreasonably refuse. Refusal is reasonable where a superior landlord's lease prohibits pets. Ask in writing and keep the reply.
- Know the discrimination rules.Landlords and agents cannot discriminate against prospective tenants because they receive benefits or have children, and terms in a mortgage or a superior lease requiring such a restriction have no effect.
- Expect the written statement and information sheet.Landlords must give a written statement of the tenancy terms and the government's information sheet about the Act. There is a financial penalty for failing to do so.
- Know what has not started yet.The private rented sector database, the mandatory landlord ombudsman, the Decent Homes Standard for private renting and the extension of Awaab's Law to private renting were all in the Act but were not commenced on 1 May 2026. Check the GOV.UK implementation roadmap for the current position rather than assuming.
Tips
- Ask for the written statement of terms and the information sheet. There is a penalty for not providing them and asking creates a record.
- Diarise the date your tenancy started. The twelve-month protection against the moving-in and selling grounds runs from it.
- Put every request — a pet, a repair, a rent negotiation — in writing. The new routes all depend on being able to show what was asked and when.
Common mistakes
- Reading advice written before May 2026 — A very large amount of published guidance still describes assured shortholds, fixed terms and section 21 as current in England. Check the date on anything you read.
- Leaving on an invalid notice — Once you have gone, getting the home back is far harder than defending a possession claim. Take free advice before moving out on any notice you have not had checked.
If it doesn't work
Your landlord wants you to sign a new fixed-term agreement
Cause: They have not understood that fixed terms were abolished — Fix: A fixed term in a private assured tenancy in England has no effect. You do not need to sign anything to keep your home. Take advice before signing a document that purports to change your status.
The rent went up with no formal notice
Cause: A rent review clause or an informal request, both of which are now ineffective — Fix: Rent review clauses are void and an increase requires a section 13 notice on the prescribed form with two months' notice. Ask which route is being used and get advice before paying an increase that has not been validly imposed.
You were asked for six months' rent up front
Cause: Rent in advance beyond one month is prohibited — Fix: Say so in writing and report it to your local council's private sector housing team and to trading standards. Being asked for it is itself a breach.
Questions people ask
Does it apply in Wales, Scotland or Northern Ireland?
The tenancy reforms apply in England only. The rules banning discrimination against benefit claimants and families were extended to Wales and Scotland separately. Wales, Scotland and Northern Ireland each run their own system.
My landlord gave me a section 21 notice last year — where does that leave me?
Unless proceedings were already issued in the county court before the longstop date, the notice cannot be used. Take free advice from Shelter or Citizens Advice before acting on anything based on it, and do not leave a home on the strength of an invalid notice.
Can my landlord still evict me?
Yes, on one of the statutory grounds and through the county court. Rent arrears, antisocial behaviour, breach of the agreement, the landlord selling or moving in, and redevelopment are all grounds. What has gone is eviction with no reason given.
Am I protected from a rent increase used to force me out?
The tribunal route exists precisely for that. An increase must be to market rent, and the tribunal determines what the market rent is and can no longer set it above what the landlord asked for. Apply before the date the new rent is due to start.
Do fixed terms still exist for student lets?
Private assured tenancies are periodic, including most student lets. There is a specific possession ground for student houses in multiple occupation let on a yearly cycle. Purpose-built student accommodation run by a specified provider sits outside the assured tenancy regime altogether.