Whether you are a landlord or a tenant, it’s important to understand how these changes will affect you. Section 21 (“no‑fault”) evictions are being abolished, most existing tenancies will automatically convert to new Assured Periodic Tenancies, and new rules will apply on rent increases, ending a tenancy, keeping pets, and student contracts.
Please use the sections below to find more information on each of the key changes and what they mean for you.
Further information is available on the central Government website by visiting:
- Explainer: everything you need to know about the new Renters’ Rights Act – MHCLG in the Media
- Changes to private renting - GOV.UK
- Guidance for Landlords - Renting out your property: guidance for landlords and letting agents - Guidance - GOV.UK
- Guidance for Tenants - Renters Rights Act: private tenants - Shelter England
Ending a tenancy (landlords) - Changes to s21 Notices:
From May 1st, 2026, landlords will be prevented from serving a section 21 notice to end a private tenancy.
Before May 1st:
- Landlords have got up until the 28th of April to serve a s21 notice via first-class post to pursue a possession under the current law before May 1st, 2026
- Notice may be served by hand up until 4pm on 30th April 2026
- A claim for possession must be made by a landlord before August 1st this is because the deadline to serve is the April 28th and the this will expire on June 30th.
If the above deadlines are missed, then a landlord’s notice will be invalid, and they will not be able to rely on their s21 or submit another.
After May 1st:
- After May 1st landlords will not be able to serve a s21.
- To evict a tenant, landlord’s will need to submit a valid s8 to the courts with valid legal grounds (decided by the judge).
Grounds for a s8 include:
- LL selling the property, LL or their close family moving back in (not allowed in first 12 months of tenancy)
- Antisocial behaviour, rent arrears (RA applies when the TT owes at least 8 weeks of rent if they weekly or fortnightly, two months if they pay monthly and three months if they quarterly or yearly
- Section 8 notice form (form 3) needs to be served, clearly stating the grounds and correct notice period, LL must have evidence ready before serving. Can be served by hand, post or electronically (if tenant allows this)
On 1 May 2026, Assured Shorthold Tenancy (AST) in England will immediately convert into an Assured Periodic Tenancy (APT). This means that any fixed terms will end, and the tenancy will be periodic, rolling from month to month until either the tenant or the landlord terminates it.
Tenants will be able to stay in their home until they decide to end the tenancy by giving two months’ notice. This will end the injustice of tenants being trapped paying rent for substandard properties and offer more flexibility to both parties to respond to changing circumstances, for example, after a relationship breakdown, to take up a new job or when buying a first home.
The AST and the APT will be treated as one continuous tenancy, and so landlords will not need to re-serve the compliance documents (such as the Gas Safety Certificate, EICR or EPC), or to re-register the tenancy deposit.
There is no transitional phase where existing tenancies “run off” any fixed terms. On 1 May 2026, every Assured Shorthold Tenancy (AST) in England converts immediately to the new Assured Periodic Tenancy regime, unless a valid Section 21 notice has been served prior to 1st May 2026.
Tenancy agreements will need to be in writing.
All leases with a fixed term of more than 21 years will be removed from the assured tenancy system. This will mean that long leasehold agreements and Shared Ownership leases will not be part of the assured tenancy system in future.
From May 1st fixed term tenancies will no longer be valid. All tenancies will automatically become Assured Periodic (‘rolling’) Tenancies.
How to end an Assured Periodic Tenancy:
- A tenant will be able to end a private assured tenancy by serving two months' notice, increased from one months' notice.
- Unless the tenancy agreement states the tenant can give shorter notice or a landlord agrees to a shorter period notice in writing
- A landlord will need to give a valid legal reason under s8 of the Housing Act 1988 to the courts to evict a tenant.
A landlord must use the process in section 13 of the Housing Act 1988 to raise the rent in a private tenancy and cannot rely on a rent review clause or contract variation.
- This will be limited to only being increased once a year.
- To be able to do this landlords will need to follow s13 Housing Act 1988 and provide the tenant with a notice detailing the proposed rent increase at least two months before it is due to take effect.
- Notice can be given to a tenant, in person, by post or by email (if mentioned as a form of contact in the tenancy agreement).
- For Landlord’s to increase rent they will have to fill out a Form 4a
- Increases imposed must not be higher than the open market rent. If the proposed increase is above market rent, tenants can challenge it at a First-tier tribunal
Commencement of increase:
- If the rent increase is not challenged, the increase will take effect on the rent payment date two months after the notice service date
- Increases generally cannot take effect until about one year after the tenancy began
Rent payments in advance:
- A private landlord or letting agent must not demand payment of more than one month’s rent in advance or accept a tenant's offer to pay rent in advance beyond this amount.
A private landlord or letting agent must list a property to let at a fixed rent and must not accept or encourage any higher bids.
- Local Housing authorities will be able to serve a financial penalty of up to £7,000 where they believe that a landlord or agent has not advertised the proposed rent or accepted an offer above the published proposed rent.
For a Tenant to end a tenancy, they need to give the LL 2 months’ notice minimum and the tenancy ends on or the day before rent is due.
- It must be given in writing (Letter/email).
Shorter notice periods are available if in writing and everyone involved agrees.
The Renters’ Rights Act inserts a new implied term in all assured tenancies that a tenant can keep a pet.
The process for tenant to ask landlord for consent to keep pet
The implied right for tenants to keep a pet is not absolute and is subject to following the procedure set out in Section 11 of the Renters’ Rights Act, and the landlord not having a good reason to turn down the request.
This is the process that a tenant will need to follow once the Renters’ Rights Act comes into force if they would like to keep a pet:
- The tenant must apply in writing to the landlord with a description of the pet for which consent is sought.
The landlord must either give or refuse consent in writing within 28 days of the date of the request.
The landlord may ask for further information if it’s reasonable, and the deadline for responding will be 7 days after the tenant provides the information to the landlord. If the tenant doesn’t provide the information, the landlord doesn’t need to give or refuse consent.
If the landlord needs consent of a “superior landlord” (for instance, if they are a leaseholder and need the permission of the freeholder) and they apply for consent within 28 days of the tenant’s request, they can delay giving or refusing consent until 7 days following consent or refusal from the superior landlord
What are reasonable grounds for a landlord to refuse consent for a pet?
There will be no one size fits all list of reasonable grounds, and landlords will need to consider requests on their merits on a case-by-case basis.
The government will be publishing guidance after the Renters’ Rights Act goes live on 1st May, but the below may be considered reasonable grounds to refuse a request:
- The Renters’ Rights Act specifically states that a landlord of leasehold property (e.g. a flat) may refuse a request if the lease prohibits it or if the freeholder or other superior landlord refuses to give consent, if they have taken “reasonable steps” to obtain that consent.
- The type of pet is not appropriate for the property, e.g. Great Dane in a studio flat.
- The number of pets is too high for the property, e.g. 3 dogs in a small flat.
- The landlord has reasonable concerns about the welfare of the pet
- The landlord has good reason to believe the tenant will not be a responsible pet owner, e.g. after failing a home visit by an appropriate organisation.
- An HMO, unless it is a joint tenancy and all tenants agree to keeping the pet, but this poses issues when a tenant is replaced
What will tenants be able to do if landlords turn down a request without a good reason?
If a tenant believes that their landlord has unreasonably refused their request for a pet, they will be able to appeal against a refusal by escalating a complaint to the Private Rented Sector Ombudsman or by taking the case to court.
The judge or Ombudsman will then consider the evidence and decide what is right on the merits of the case.
Pet insurance and Pet damage
Landlords cannot require a tenant to take out pet insurance and cannot be reimbursed for the cost of pet insurance. If they do, it will be a breach of the Tenant Fees Act.
Student accommodation
From 1 May 2026, fixed term Assured Shorthold Tenancies will no longer exist. All new student contracts become open-ended periodic tenancies. Students can end their tendency with notice (usually 2 months).
Landlords who rent to full time students may use a special legal reason (Ground 4A) to end a tenancy at the end of the academic year
They must give 4 months' notice ending between 1 June and 30 September.
Monthly rent payments become default.
The same rules on rental bidding and rent increases apply to students also.
This FAQ gives a short overview of common Renters’ Rights questions and is intended as a light introduction to the new laws affecting the private rented sector. This FAQ is not an alternative to the detail provided in the Renters Rights legislation and Government guidance, which should be read in full.
For Tenants
- Can my landlord still evict me without a reason (Section 21)?
No. From 1 May 2026, landlords cannot use Section 21.
They must have a legal reason and go through the courts.
- What happens to my current tenancy? Do I need to sign a new one?
Your tenancy has automatically become a rolling tenancy.
You do not need to sign anything new.
- Can my landlord increase my rent whenever they want?
No.- Rent can usually only be increased once a year
- You must be given proper notice
- You can challenge an increase if you think it’s too high
- Can my landlord force me to leave if I don’t agree to a rent increase?
No.
Disagreeing with a rent increase is not a reason to evict you.
- Can landlords still ask for lots of rent upfront?
No.
Landlords cannot demand large amounts of rent in advance to secure or continue a tenancy.
- Is rent bidding still allowed?
No.
Landlords must stick to the advertised rent and cannot accept higher offers.
- Can I be refused because I’m on benefits or have children?
No.
Landlords cannot refuse you because of benefits or children.
- Can I ask to keep a pet?
Yes.
You have the right to request a pet, and landlords must consider the request fairly. They can still refuse with a good reason.
- How much notice do I have to give if I want to leave?
You must give at least 2 months’ notice.
- What if my landlord won’t do repairs or is harassing me?
That’s not a Renters’ Rights issue alone — it may be:- disrepair
- harassment
- illegal eviction
You should report this to the council.
For Landlords
- Can I still use Section 21 to regain my property?
No.
Section 21 was abolished on 1 May 2026.
- How can I regain possession now?
Only for a valid legal reason, such as:- serious rent arrears
- selling the property
- moving in yourself or family
- serious tenant misconduct
All cases must go through the courts.
- Do I need to issue new tenancy agreements?
No.
Existing tenancies automatically convert to rolling tenancies.
- How often can I increase rent?
Usually once per year, following the correct process and notice.
- Can I increase rent to market level straight away?
You can propose an increase, but:- it must follow the legal process (serving a notice)
- tenants have a legal right to challenge it
- Can I still refuse tenants who don’t meet affordability checks?
Yes.
You can assess affordability, but not exclude people just because they:- receive benefits
- have children
- Is rent bidding allowed if demand is high?
No.
You must advertise a fixed rent and not accept higher offers.
- Can I refuse pets outright?
No blanket bans.
You must consider pet requests properly, though refusal may be reasonable in some cases.
- Can I ask for several months’ rent upfront?
No.
Large upfront rent demands are not allowed under the new rules.
- What if repairs or enforcement action are ongoing?
Trying to evict or pressure tenants during repair disputes may cause legal problems.
It is recommended to resolve enforcement issues before taking possession action.