In short
In England, the Renters’ Rights Act 2025 took effect on 1 May 2026. Section 21 “no fault” evictions ended, most existing assured shorthold tenancies became assured periodic tenancies with no end date, and new private tenancies are periodic from the start. Rent can rise once a year with at least 2 months’ notice, and a tenant can leave with 2 months’ notice. These rules are for England only: Scotland, Wales and Northern Ireland have their own regimes.
What changed on 1 May 2026
The Act received Royal Assent on 27 October 2025. GOV.UK’s roadmap states that the first group of measures “will all take effect on 1 May 2026”. According to GOV.UK guidance for tenants, from that date:
- Tenancy type. Most existing assured shorthold tenancies became assured periodic tenancies. New private tenancies agreed on or after 1 May 2026 are periodic and have no end date.
- Section 21. The “no fault” process is no longer available, even if your agreement says otherwise.
- Ending a tenancy. You can end a periodic tenancy with 2 months’ notice, in writing, given on the rent due date or the day before. You keep paying rent during the notice.
- Eviction by the landlord. A landlord must use section 8 and a legal ground. Notice is usually 4 months, but shorter for some grounds. The GOV.UK guide to the Act describes, for example, mandatory rent arrears of at least three months, with 4 weeks’ notice.
- Rent increases. One increase a year, never in the first 12 months of a new tenancy, using Form 4A with at least 2 months’ notice. A tenant can challenge an increase above market rent at the First-tier Tribunal, which cannot set the rent above the landlord’s proposed figure.
- Rent in advance and bidding. A landlord cannot ask for rent before the agreement is signed. After signing, at most one month’s rent may be required in advance. Advertisements must state a price, and offers above it cannot be accepted or encouraged.
- Discrimination. Refusing to rent to someone because they receive benefits or have children is no longer allowed.
- Pets. A tenant can ask to keep a pet and the landlord must consider the request.
- Enforcement. Councils have new powers, and a tenant can apply to the First-tier Tribunal for a rent repayment order for some offences, for up to two years of rent.
Landlords had to give existing tenants the government Information Sheet by 31 May 2026; failure can lead to a fine of up to £7,000.
What is still to come
Do not treat the following as current rules.
| Measure | Position on 14 October 2026 |
|---|---|
| Private Rented Sector Database | GOV.UK’s roadmap says roll-out begins “from late 2026” and registration will be mandatory for landlords. I did not find a source confirming it is live. |
| Landlord ombudsman | Membership expected in 2028 (roadmap). |
| Decent Homes Standard | Consultation proposed 2035 or 2037; not confirmed. |
| Awaab’s Law for private rented homes | No date set. |
The roadmap also says landlords not registered on the database, or who have not protected a deposit, will not be able to gain possession except on anti-social behaviour grounds. The database is not yet confirmed as running, so check the current GOV.UK position.
What it costs
- Deposit cap (Tenant Fees Act): 5 weeks’ rent if annual rent is under £50,000; 6 weeks’ if it is £50,000 to £100,000.
- Holding deposit: at most 1 week’s rent, which the landlord can keep for 15 days unless you agree otherwise in writing.
- Deposit protection: within 30 days in an approved scheme. See tenancy deposit protection.
- Other permitted payments: rent, utilities as set out in the agreement, up to £50 to change the tenancy at your request, and a few others.
Right to rent and your landlord
Landlords in England must check every adult occupier’s right to rent before the tenancy starts: see right to rent checks. Do not confuse this with the rules of other nations: Scotland, Wales and Northern Ireland are covered separately. For nation-by-nation context, see by nation.
Which professional to consult
A tenant in dispute can ask an independent housing adviser, or a solicitor specialising in housing law, to read the agreement and the notice received. Check yourself that any adviser is regulated before paying. A letting agent handles the day-to-day but cannot give legal advice on your case.
Frequently asked questions
Can my landlord still serve a section 21 notice?
No. GOV.UK states the “no fault” process is no longer available from 1 May 2026.
My fixed term was meant to end after 1 May 2026. What happens?
Most existing assured shorthold tenancies became assured periodic tenancies on that date, so the tenancy continues without a fixed end.
How much notice must I give to leave?
Two months, in writing, given on the rent due date or the day before. Leaving earlier without agreement can leave you liable for rent.
Can the landlord raise the rent whenever they want?
No. Once a year, not in the first 12 months, with a Form 4A and at least 2 months’ notice.
Is the landlord database already running?
GOV.UK’s roadmap places the start from late 2026. I could not confirm it is live, so check the GOV.UK page before relying on it.
More guides on renting
Sources
- Guide to the Renters' Rights Act (GOV.UK) (consulted 14 October 2026)
- Renters' Rights Act overview for tenants (GOV.UK) (consulted 14 October 2026)
- Implementing the Renters' Rights Act 2025: our roadmap (GOV.UK) (consulted 14 October 2026)
- The Renters' Rights Act Information Sheet 2026 (GOV.UK) (consulted 14 October 2026)
- Tenant Fees Act 2019: guidance for tenants (GOV.UK) (consulted 14 October 2026)
- Tenancy deposit protection (GOV.UK) (consulted 14 October 2026)
- Private renting: tenancy types (GOV.UK) (consulted 14 October 2026)