The Renters’ Rights Act introduces significant changes to the private rented sector from 1 May 2026, automatically applying to most assured and assured shorthold tenancies.
Tenancy Structure
All fixed-term tenancies will be abolished and replaced with rolling (periodic) tenancies. Existing tenancies will automatically convert, continuing indefinitely until ended by either party with valid notice.
End of Section 21
“No fault evictions” (Section 21) will be abolished. Landlords must now rely on Section 8 grounds with a valid legal reason to regain possession.
Protected Period
Landlords cannot evict within the first 12 months of a tenancy for reasons such as selling the property or moving in themselves.
Tenant Notice
Tenants can end a tenancy at any time, provided they give at least 2 months’ notice in writing.
Rent Increases
Rent increases are limited to once per year via a Section 13 notice, with a minimum of 2 months’ notice. Any increase must reflect market rent, and tenants can challenge this through a tribunal should they wish.
Pets
Tenants gain the right to request a pet, and landlords cannot unreasonably refuse. Decisions must be justified in writing.
Student Lets
A new ground allows landlords to regain possession for student properties at the end of the academic year, with 4 months’ notice, subject to prior written warning.
Transitional Rules
If a landlord serves notice before 1 May 2026, the current rules may still apply, allowing possession under the old system.
Overall Impact
The legislation shifts the balance toward greater tenant security and flexibility, while requiring landlords to adopt more structured and evidence-based possession processes. It marks a fundamental move away from fixed terms and no-fault evictions toward a fully periodic, grounds-based system.
