The Renters’ Rights Act sees the biggest reforms to the private rented sector in decades.

From 1 May 2026:
1. End of Section 21 Notices
Section 21 “no-fault” evictions abolished. Tenancies will, therefore, have no end date meaning they will roll on monthly.

Any new tenancy commencing on or after 1 May 2026 is an Assured Periodic Tenancy (month by month) from the start date.

Tenants will have a 12 months’ protected period from the commencement of the tenancy where landlords will not be allowed to sell the property or move back in.

Tenants will be able to give two months’ notice at any time in line with the rent due date.

Landlords will only be able to gain possession by serving notice using Section 8 Grounds.

A detailed list of Grounds for possession and timescales can be found on the Government website Guide to the Renters’ Rights Act - GOV.UK, but some of these include:

• Rent arrears (Ground 8,10,11)
• Anti-social behaviour (Ground14)
• Selling the property (Ground 1A)
• Landlord or close family moving in (Ground 1)

Key points:

• From 1 May 2026, only Section 8 Grounds can be used to end a tenancy.
• If selling or you or a close family member wish to move in, the notice period is 4 months, and:
• Landlords cannot serve notice in the first 8 months of a new tenancy.
• After using Grounds 1 or 1A, the property must remain off the rental market for 12 months after the notice expires and landlords must provide evidence of sale or occupation if challenged.
  Student HMO landlords can end tenancies using Ground 4A, provided agreements are signed less than 6 months before the tenancy starts. Please note, the 6 month period does not apply to agreements signed before 1 May 2026.

2. All Assured Shorthold Tenancies Become Periodic (No More Fixed Terms)

• Assured Shorthold Tenancies (ASTs) convert into Assured Periodic Tenancies (APTs) (month by month).
• Tenancies will run month-to-month indefinitely.
• Tenants can leave with two months’ notice in line with their rent due date.
• Landlords must use legal grounds to end a tenancy.

Key points:

• No new tenancy agreements are required.
• Break clauses and “options to renew” in existing agreements become invalid.
• One tenant may give notice that would end the tenancy for all parties.

3. Rent Increases – Limited to Once Per Annum
There will be restrictions on the number of rent rises in the year and they will need to be implemented by a formal Section 13 process.

• Rent can only increase once every 12 months.
• Must be done using a formal Section 13 notice.
• Minimum of 2 months’ notice required.
• The increase must be in line with market rates and comparable evidence available.
• Tenants can challenge increases through the First Tier Tribunal (FTT).
• Any future rent increases written into an existing tenancy will become invalid under the Act.

4. Advance Rent Payments – Capped at One Month
Landlords will no longer be able to request more than one month’s rent in advance.

• Tenants may offer to pay more upfront, but landlords cannot request it for new tenancies.

5. Rental Bidding Will Be Banned
Landlords must advertise a single rental price and landlords cannot then accept offers above that advertised price. To confirm:

• Landlords must advertise one set rental price.
• Landlords cannot accept offers above the advertised rent.
Lower offers are still acceptable.

6. Anti-Discrimination Rules
To ensure no potential tenant suffers discrimination when looking for a place to live, it will be illegal for landlords to refuse tenants:

• Receiving benefits.
• With children (unless the property is unsuitable i.e. a one-bedroom flat would not suit a family of four etc.).

7. Pets – New Request System

• Tenants can formally request a pet.
• Landlords must respond within 28 days and may only refuse for reasonable, evidence-based reasons.
• These could include head lease restrictions or other justifiable reasons such as evidence of severe allergies, space restrictions, total number of pets.

Further guidance can be found on the Government website: Guide to the Renters’ Rights Act - GOV.UK

Disclaimer: The information provided in this communication is for general informational purposes only and does not constitute legal advice. You should consult with a qualified legal professional for advice regarding your specific situation.