The Renters’ Rights Act: Changes for Current Tenants
From 1 May 2026, The Renters’ Rights Act 2025 will give tenants new rights and introduce new rules for private landlords.
These updates apply to most private renters with an assured tenancy or an assured shorthold tenancy (AST) in England. Residents in Wales, Scotland, Belfast and Jersey are not affected by this legislation.
This Government information sheet explains how the new rules may affect your current tenancy
The Renters’ Rights Act Information Sheet
| Before 1 May 2026 | From 1 May 2026 |
|---|---|
| Your landlord could evict you without giving a reason using a Section 21 notice. | Your landlord must have a valid legal reason to evict you and use a Section 8 notice. |
| There were no limits on how much rent could be requested in advance. | Your landlord can only request up to one month’s rent in advance. |
| Rent increases could be levied at any time. | Rent can only be increased once per year, with at least two months’ notice and not within the first 52 weeks of tenancy |
| Leaving a fixed-term tenancy early could be difficult. | All tenancies become periodic, making it easier to leave with notice. |
| You could usually give one month’s notice to end a periodic tenancy. | You’ll need to give two months’ notice to end a tenancy, unless a shorter period is mutually agreed in writing. |
| Landlords could refuse pets without explanation. | You have the right to request a pet, and landlords can only refuse with a valid reason. |
End of assured shorthold tenancies
Your tenancy will automatically change from an assured or assured shorthold tenancy to an assured periodic tenancy, giving you stronger rights even if your current agreement still states “assured shorthold tenancy.”
You don’t need to take any action for this to happen.
Your tenancy will also become periodic, meaning it will continue on a rolling monthly basis, even if you originally signed a fixed-term contract.
End of Section 21 evictions
Landlords will no longer be able to evict tenants using a “no-fault” Section 21 notice.
Instead, they must provide a valid legal reason (known as a “ground”), such as rent arrears or antisocial behaviour.
If your landlord has already issued a valid Section 21 notice before the changes take effect, your tenancy won’t automatically switch to an assured tenancy straight away. They may still apply to the court for possession, but only within a limited timeframe.
If you believe a Section 21 or Section 8 notice is invalid, you can challenge it in court. If the court agrees, your tenancy will become assured and you’ll benefit from stronger protections.
Ending a tenancy
If you want to leave, you’ll usually need to give two months’ notice instead of one.
A shorter notice period can still apply if you and your landlord agree to it in writing, or agree on a specific end date for the tenancy.
Rent increases
There are stricter rules around rent increases.
Landlords can only raise the rent using a formal Section 13 notice and must give at least two months’ notice.
If you think the new rent is higher than the market rate for your area, you can apply to a tribunal prior to this increase taking effect.
No more fixed term tenancies
There will no longer be fixed-term assured shorthold tenancies (ASTs).
If you currently have a fixed-term AST, it will automatically convert into a periodic assured tenancy.
This means your tenancy will no longer have a set end date and will instead continue on a rolling basis, typically month-to-month or week-to-week.
