Renters' Rights Act - Information for tenants

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Preparing for the Renters' Rights Act

The Renters' Rights Act was passed by Parliament in October 2025. It brings significant changes to the private rented sector.

The Government have announced that the first phase (part 1 of the Act) relating to tenancy reform will come into force on 1 May 2026. The rest of the Act will follow in 2 further stages. A full guide to the Act can be found on GOV.UK.

Changes in effect from 1 May 2026

These changes affect most private tenants with an assured shorthold tenancy (AST).

From 1 May 2026:

  • your landlord will need a legal reason to evict you with a section 8 notice
  • your landlord can only ask for 1 month's rent in advance
  • your landlord can only put the rent up once a year. They must give at least 2 months' notice
  • you will have a periodic tenancy which makes it easier to leave by giving notice
  • you will need to give at least 2 months' notice to end a periodic assured tenancy
  • you will have the right to ask your landlord for permission to keep a pet. Your landlord will only be able to say no if they have a good reason

Your rights will not change if you’re a lodger who lives with your landlord.

Section 21 notices

Your landlord cannot give you a section 21 notice from 1 May 2026.

This means most 'no fault' evictions will end.

Instead, private landlords will need a reason to evict you. For example, if:

  • you owe rent
  • your landlord is selling the property

If your tenancy agreement has a break clause, your landlord will not be able to use this to end your tenancy once the law changes.

Most private renters will have an assured tenancy. This will give you stronger rights than an assured shorthold tenancy (AST).

You could still be evicted if you get a valid section 21 before the law changes.

1 month limit on rent in advance

Your landlord will not be able to ask for more than 1 month's rent in advance.

Councils will be able to fine landlords who ask for or accept more.

Rent increases

Your landlord will only be able to put your rent up once a year.

You will get at least 2 months' notice of a rent increase.

Tenancy clauses that say the rent can go up in other ways will no longer apply.

You will be able to go to a tribunal if you think a rent increase is too much.

The tribunal:

  • can set a lower rent if they agree that the increase is too much
  • will not be able to put your rent up to more than your landlord wants

Your landlord will not be able to evict you for challenging a rent increase.

Fixed term tenancies

There will be no more fixed term assured shorthold tenancies (AST). If you have a fixed term AST, it will become a 'periodic' assured tenancy.

This means it will not have a set end date, it will be a 'rolling' monthly or weekly tenancy.

You will have better protection from eviction because your landlord needs a reason to give you notice to leave.

Ending your tenancy

You will have to give 2 months' notice if you want to end your tenancy.

Your landlord will be able to agree to a shorter notice.

Your landlord can only end your tenancy by going to court. They will need a reason to evict you

Changes to tenancy agreements

You will have an assured tenancy with stronger rights.

You will have these new rights even if your agreement still says 'assured shorthold'.

New tenants will get a written statement of terms before agreeing to a tenancy. This should have basic information like:

  • the rent
  • the landlord's name and address

Right to ask to keep a pet

You will be able to ask to keep a pet in your rented home.

You will need to:

  • write to your landlord to ask for permission
  • include a description of the pet you plan to have

Your landlord can only refuse if they have a good reason.

They will normally have 4 weeks to reply in writing.

They might ask for more information about the pet. They will have another week to write to you with their decision from when you send that information.

Tenancy clauses that say you cannot have a pet will not apply after the law changes.

When your rights will not change

Your rights will not change on 1 May 2026 if your landlord gives you a valid eviction notice before this date. This could be a:

  • section 21 notice
  • section 8 notice

More on eviction notices from private landlords.

The changes do not affect the rights of:

  • lodgers who live with your landlord
  • regulated or protected tenants
  • council tenants

Housing association tenants will get better rights under the Renters' Rights Act but these changes will happen later.

GOV.UK guidance

GOV.UK has further guidance guidance on the Renters' Rights Act.