The Renters’ Rights Act came into force on 1 May 2026. It’s the biggest change to the private rental sector in more than 30 years. Most private tenants in England now have stronger rights. Most landlords have new legal duties.
This guide explains what has changed and what it means for you. For more on when the Renters’ Rights Act became law and the timeline, read our earlier guide.
The main changes
Here’s a quick summary of what has changed for private tenants from 1 May 2026.
| Area | Before 1 May 2026 | From 1 May 2026 |
| Eviction | Landlords could use a Section 21 notice to evict with no reason | Section 21 is abolished. Landlords must use Section 8 and give a legal reason |
| Tenancy type | Most tenants had an assured shorthold tenancy (AST) | All ASTs become assured periodic tenancies (APTs). No more fixed terms |
| Rent in advance | Landlords could ask for several months’ rent upfront | Landlords can only ask for one month’s rent in advance |
| Rent increases | Landlords could increase rent more than once a year | Rent can only go up once a year. Two months’ notice required. Can’t exceed market rate |
| Leaving the tenancy | Rules varied depending on the contract | Tenants must give two months’ notice to end a tenancy |
| Pets | Landlords could refuse pets without explanation | Tenants have a right to request a pet. Landlords must respond within 28 days |
| Bidding wars | Landlords could accept offers above the asking rent | Landlords must advertise a set price and can’t accept bids above it |
| Written information | No standard requirement for landlords to give tenants written information | Landlords must provide written information about tenancy terms and rights |
No more Section 21 notices
Section 21 ‘no-fault’ eviction notices have been abolished. Before 1 May, a landlord could ask you to leave without giving any reason. That’s no longer possible.
Now, landlords must use a Section 8 notice. They need legal grounds for eviction. Valid reasons include rent arrears, anti-social behaviour, or the landlord or their family wanting to move into the property. The landlord can’t use the last two reasons in the first 12 months of the tenancy.
If you received a valid Section 21 notice before 1 May 2026, it may still apply. But the landlord must start possession proceedings by 31 July 2026 for it to remain valid.
New 1-month limit on rent in advance
Landlords can no longer ask for more than one month’s rent before your tenancy starts. Some landlords previously asked for two, three, or more months upfront. This is now banned.
Landlords also can’t take any rent before a tenancy agreement has been signed. This change is designed to prevent large upfront payments that many tenants couldn’t afford.
2 months’ notice of a rent increase
Rent can only go up once a year. Your landlord must use a Section 13 notice to raise the rent. They must give you two months’ notice before any increase takes effect.
The increase can’t be above the current market rate for similar properties in your area. If you think the proposed increase is too high, you can challenge it at the First-tier Tribunal (Property Chamber). There’s no fee to do this.
No more fixed-term tenancies
Fixed-term tenancies no longer exist. From 1 May 2026, all private tenancies in England are periodic. This means they roll on a month-by-month basis rather than being tied to a set end date.
If you had a fixed-term tenancy that started before 1 May 2026, it’s automatically become a periodic tenancy. You don’t need to sign a new contract.
Any break clause in your old tenancy agreement is no longer enforceable. Your landlord can’t use it to end your tenancy.
Changes to ending your tenancy
If you want to leave your rented home, you must give your landlord two months’ notice. You can do this at any time. You’re not locked into a set period under the new rules.
If your landlord wants you to leave, they must use a Section 8 notice and give a legal ground for eviction. The notice period varies depending on the reason, but in most cases, you’ll have at least two months before any proceedings can begin.
Changes to tenancy agreements
Landlords must now give tenants written information about their tenancy. For new tenancies starting on or after 1 May 2026, this should be in the tenancy agreement itself.
For existing tenancies that were in writing before 1 May 2026, landlords must provide the official Renters’ Rights Act Information Sheet. This must be given by 31 May 2026.
Failing to provide the Information Sheet by the deadline can result in a fine of up to £7,000 for a first offence. Repeat or continuing failures can lead to a fine of up to £40,000. The sheet must be given as a PDF. Sending a link to it is not valid.
Right to ask to keep a pet
Tenants now have a legal right to request permission to have a pet. Your landlord must respond within 28 days. They can only refuse if there’s a good reason, for example, the terms of the building’s head lease prevent pets.
A landlord can ask you to take out pet insurance to cover any potential damage. They can’t simply say no because they don’t want pets in the property.
When your rights will not change
These changes apply to private tenants with assured tenancies in England. Your rights may not have changed if:
- You’re a lodger living with your landlord.
- You have a company let.
- The property is not your main home.
- Your landlord gave you a valid Section 21 notice before 1 May 2026.
Housing association tenants will see changes too, but these are expected later in Autumn 2027.
Final thoughts
The Renters’ Rights Act is the most significant change in private renting in a generation. For tenants, it brings stronger protection against eviction, fairer rules on rent increases, and more transparency from landlords.
For landlords, it means new legal duties and tighter rules on how tenancies can be managed. Those who own buy to let properties should check that they’re now meeting the new requirements. There are big fines for non-compliance.
If you’re a landlord and have questions about how these changes affect your mortgage or your property portfolio, speaking to a specialist broker is a good place to start. Pepper Money works with brokers who understand the buy to let market. You can find a broker through us today.
This article is for general information only. It is not legal or financial advice. If you need guidance specific to your situation, speak to a qualified adviser.