Renters' Rights Act 2025: what changed on 1 May 2026 for landlords and tenants

Since 1 May 2026, in England, the Renters' Rights Act has changed how private landlords let homes. GOV.UK's overview for tenants says most existing assured shorthold tenancies automatically became assured periodic tenancies on that date. The overview for landlords says all existing assured shorthold tenancies change to assured periodic tenancies, and that new tenancies are assured periodic tenancies. Either way, these tenancies run on a rolling basis, for example monthly, and an end date on the agreement no longer applies. Section 21 'no fault' notices can no longer be used, including where an older agreement still mentions them.

This applies to privately rented homes in England. It is not the law in Scotland, Wales or Northern Ireland. Different rules also apply if you rent from a council or housing association, live in student halls, or are a lodger. This page is general information, not legal advice.

What changed on 1 May 2026

• Most existing assured shorthold tenancies became assured periodic tenancies, on the tenant overview. The landlord overview says all existing assured shorthold tenancies change to that system. New private tenancies are assured periodic tenancies, with no end date.
• If there is already a written agreement, the landlord or agent must give the government Renters' Rights Act Information Sheet by 31 May 2026. A verbal tenancy needs written key terms by the same date. The tenant overview says a landlord who does not provide the sheet could be fined.
• A landlord cannot ask for, encourage or accept rent before the tenancy agreement is signed. After it is signed, the tenant overview says the landlord can ask for a maximum of one month's rent in advance.
• A landlord cannot refuse to rent to someone because they are on benefits or have children. The tenant overview also says a landlord cannot discriminate because of a protected characteristic under the Equality Act.
• A tenant can ask to keep a pet. The landlord must consider the request. The landlord overview says a refusal needs a valid reason. The tenant overview says the landlord should give a reason if they refuse. Neither page defines 'valid reason'.
• A written advertisement or offer must show a specific rent. The landlord cannot encourage or accept a higher offer. The landlord overview says this does not include 'to let' signs.

Evictions

Landlords cannot evict using the Section 21 process. They need a legal reason, called a ground for possession, and they must use a Section 8 notice with the correct notice period. GOV.UK says that period is usually four months, and shorter for some grounds. If the tenant does not leave, the landlord has to apply to court for a possession order. A court case that had already started before 1 May 2026 can, in some cases, still be finished after that date.

If the landlord wants to sell or move in, they cannot use that ground in the first 12 months of the tenancy. If the tenant, someone who lives with them, or a visitor commits antisocial behaviour, the notice period is shorter and the landlord can apply to court straight away. For full-time students on a joint contract in an HMO, there is a ground to regain the property for the next academic year, but only if notice was given at the start of the tenancy. It does not cover every student home, including purpose-built student accommodation.

On rent arrears, the landlord overview says the court only has to grant possession if the tenant owes three months' rent. If the arrears are less than that, the court may decide the tenant can stay. Where a deposit was paid, the court will only grant possession if the deposit was protected in a government-approved scheme and the tenant was given the right information, or the deposit was returned in full or with agreed deductions, or a court challenge about protection has been decided, settled or withdrawn.

A tenant who wants to end an assured periodic tenancy can give two months' notice in writing, including by email or text, on the day the rent is due or the day before. Rent is still due during that notice. The landlord and tenant can agree in writing to a shorter notice period, or agree to end the tenancy sooner.

Rent increases

The tenant overview says a landlord can increase the rent only once a year, and not in the first 12 months of a new tenancy. They must use Form 4A and give at least two months' notice. This is the Section 13 process. A tenant can challenge a proposed increase that is above the market rent. The landlord overview confirms Form 4A, at least two months' notice, and no more than one increase a year. It does not itself repeat the 'not in the first 12 months' line, so that point is taken from the tenant overview.

Enforcement and rent repayment orders

Councils have new powers to investigate and act if a landlord breaks the law. For some offences, a tenant can apply to the First-tier Tribunal for a rent repayment order. If the tribunal finds the offence was committed, it can order repayment of rent for a period of up to two years, up from one year. Councils can also apply for an order covering rent paid by Universal Credit. The list of offences has been expanded. GOV.UK points tenants who need support to Shelter and Citizens Advice.

What is still to come: the landlord register

Separate GOV.UK guidance, published on 29 October 2026, says private landlords in England must register themselves and their rental properties. Registration opens region by region from 15 December 2026 (West Midlands) through to a South West window that ends before midnight on 14 November 2027. The same guidance says that from 15 November 2027 all landlords are required to be registered. The fee is £65 per property per year, with no VAT, and it is reduced during the rollout. This article does not give a start date for the landlord ombudsman, the Decent Homes Standard or Awaab's Law in the private sector, because the pages checked for this review do not publish one.

A short checklist

For tenants

• If you had an assured shorthold tenancy, ask for the Information Sheet if you have not had it. The deadline on GOV.UK was 31 May 2026.
• Do not pay rent before you have signed. After signing, the tenant overview caps rent in advance at one month.
• A rent rise needs Form 4A, two months' notice, and cannot happen more than once a year.
• A Section 21 notice is not a valid way to end the tenancy after 1 May 2026.
• You can ask to keep a pet. Ask for the reason in writing if the landlord refuses.

For landlords

• Do not serve a Section 21 notice. Use a Section 8 ground and the notice period GOV.UK sets for that ground.
• Give the Information Sheet, or written key terms for a verbal tenancy, if you have not already done so.
• Publish one rent and do not accept a higher bid.
• Use Form 4A for any increase, at least two months ahead, and not more than once a year.
• Plan for the register window that applies to the property's region. The first window opens on 15 December 2026.

Check your own situation

The checker walks through common questions. It is not a decision on your tenancy. The deadline diary lists the dated rules and the register opening, with the GOV.UK sources beside each entry.