If you’re renting with other people in England, the rules that apply to you are about to change in ways that many tenants don’t yet realise. A recent government information sheet confirms that landlords and letting agents must give tenants a standardised document about the Renters’ Rights Act 2025 by 31 May 2026, or face a fine of up to £7,000. That’s a clear signal that this isn’t minor tinkering — it’s the biggest overhaul of private renting in three decades, and it directly affects how you and your co-tenants share responsibility for the tenancy.
I’ve been writing about UK property and tenancy law for long enough to notice a pattern: most co-tenants assume their obligations are split equally and independently. That’s rarely how it works in practice. When one person can’t pay, the others are on the hook. When one person wants to leave, the rest have to scramble. The new rules don’t change that fundamental joint liability — but they do introduce new protections and processes that every co-tenant needs to understand before signing anything.
Here’s what you actually need to know. Whether you’re a student sharing a house, a group of professionals splitting a flat, or a couple renting together, the new law changes how your tenancy works, how rent can increase, and what happens if someone needs to leave early. I’ll walk through the key changes and what they mean for co-tenants specifically.
If you’re new to renting with others, it’s worth understanding the basics first. A good place to start is our guide on renting an apartment in the UK, which covers the fundamentals of finding a property and understanding your rights as a tenant.
What Joint Tenancy Actually Means Under the New Rules
The most important thing to understand is that joint tenancy means joint and several liability. That’s not a phrase lawyers use to sound clever — it’s a legal reality that catches many co-tenants off guard. If you and two friends sign a tenancy agreement together, each of you is individually responsible for the full rent and any damage to the property. If one friend stops paying, the landlord can come after you for the entire amount, not just your share.
This doesn’t change under the Renters’ Rights Act. What does change is that from 1 May 2026, all tenancies become assured periodic tenancies — rolling month-to-month arrangements with no fixed end date. That means if you’re currently on a 12-month fixed-term contract, it will automatically convert to a periodic tenancy on that date. You won’t need to sign anything new. The tenancy just keeps rolling until someone gives proper notice.
For co-tenants, this is a double-edged sword. On one hand, no one is trapped in a fixed term they can’t escape. On the other hand, if one person wants to leave, they can’t simply walk away — they need to give proper notice, and the remaining tenants may need to cover the full rent or find a replacement. My advice would be to have a clear conversation with your co-tenants about what happens if someone wants to move out before you sign anything. A written agreement between yourselves, separate from the tenancy contract, can save a lot of stress later.
If you’re unsure about how notice periods work in practice, our article on understanding notice periods when renting in the UK explains the timelines and rules in plain English.
Why This Matters for Co-Tenants Right Now
The changes coming in May 2026 affect co-tenants in ways that aren’t immediately obvious. Take rent increases, for example. Under the new law, landlords can only increase rent once every 12 months, and they must use a specific government form (Form 4a) with at least two months’ notice. Any rent increase clause already written into your tenancy agreement becomes null and void from 1 May 2026. That’s a significant protection, but it also means you can’t rely on your old contract to predict future costs.
Consider this scenario: you and two flatmates are paying £1,500 a month total. Your landlord currently has a clause allowing a 5% increase every six months. From May 2026, that clause is worthless. The landlord can only propose an increase once a year, using Form 4a, and you have the right to challenge it at the First-tier Tribunal if you think it’s above market rate. The tribunal can set the rent, but it can never exceed the market rate for your area.
Another major change is the abolition of Section 21 ‘no-fault’ evictions. From 1 May 2026, landlords can only evict using Section 8, which requires them to prove one of the specified grounds — like rent arrears, wanting to sell the property, or moving in themselves. The notice periods for these grounds have also increased. For example, a landlord wanting to sell or move in must give four months’ notice. For rent arrears, it’s four weeks.
What I tend to notice is that co-tenants often assume they’re protected from eviction as long as they pay their share. That’s not quite right. If one co-tenant falls into arrears, the landlord can serve a Section 8 notice on all of you. The arrears ground applies to the tenancy as a whole, not to individual shares. So even if you’ve paid your portion perfectly, you could still face eviction because of someone else’s missed payments.
If you’re concerned about protecting your deposit and avoiding disputes, a small safe for storing important documents like your tenancy agreement, deposit protection certificate, and correspondence with your landlord can be a practical way to keep everything organised and accessible if a disagreement arises.
Where Co-Tenants Commonly Get It Wrong
After years of covering tenancy disputes, I’ve seen the same mistakes come up again and again. Here are the most common ones, and what the new law means for each.
Assuming Individual Responsibility Means Individual Liability
This is the biggest misunderstanding. Many co-tenants believe they’re only responsible for their share of the rent. Legally, that’s not how joint tenancy works. Each person named on the agreement is liable for the full amount. If one person can’t pay, the landlord can demand the full rent from anyone else on the contract. The new law doesn’t change this. What it does change is that tenants now have stronger rights to challenge unreasonable rent increases and unfair eviction, but the underlying joint liability remains.
The fix is straightforward: before signing, agree among yourselves how you’ll handle missed payments. Some groups set up a joint bank account for rent and bills, with each person transferring their share in advance. Others have a written agreement that if someone misses a payment, the others cover it and the debtor repays them within a set timeframe. Neither of these changes your legal liability to the landlord, but they make it easier to manage internally.
Not Understanding the New Written Statement Requirements
From 1 May 2026, landlords must provide all tenants with a written statement of key terms. For existing tenancies, a standardised information sheet must be given by 31 May 2026. Many co-tenants don’t realise this document is mandatory and that it must be the exact PDF from the government website — not a link, not a summary. If your landlord hasn’t provided it by the deadline, they can be fined up to £7,000.
What this means for you: you should receive this document individually. The law says a copy must be given to every tenant named on the tenancy agreement. If you’re sharing with three other people, each of you should get your own copy. If you don’t receive it, you have grounds to raise the issue with your landlord or seek advice from a tenant landlord lawyer who can advise on your rights and next steps.
Ignoring the New Rules on Pets and Discrimination
The Renters’ Rights Act gives tenants stronger rights to request a pet, and landlords cannot unreasonably refuse. It also makes it illegal to discriminate against tenants receiving benefits or families with children. If you’re a co-tenant with children, or if one of your co-tenants receives benefits, you now have legal protection against being turned away or treated differently.
What this means in practice: if you see an advert that says ‘No DSS’ or ‘No Children’, that’s now illegal. Landlords must treat benefit income the same as employment income when assessing affordability. If you’re a family with children, a landlord can only refuse if the property would be overcrowded or if it’s a designated retirement complex. This is a significant change that many co-tenants don’t know about.
For a deeper look at how lease agreements work and what to watch for, our guide on decoding UK lease agreements breaks down the clauses that matter most.
Overlooking the New Rent Increase Procedure
Many co-tenants assume their existing rent review clause still applies after May 2026. It doesn’t. From that date, all rent increase clauses in existing contracts become void. The only way a landlord can increase rent is by using Form 4a, giving at least two months’ notice, and only once every 12 months. If you receive a rent increase proposal, you have the right to challenge it at the First-tier Tribunal if you believe it’s above market rate.
This is a real protection, but it only works if you know about it. I’d recommend keeping a copy of any rent increase notice and checking the date of the last increase. If your landlord tries to raise rent twice in 12 months, or without using the proper form, you can push back.
Writing about topics like this takes real time and research. If you buy something through an Amazon link on this page, I may earn a small commission — at no extra cost to you. It’s one of the things that makes it possible to keep BritWealth free to read. I only link to products that are genuinely relevant to the article.
What Co-Tenants Should Do Before and After May 2026
The changes are coming whether you’re ready or not. Here’s what you can do to protect yourself and your housemates.
Check You’ve Received the Information Sheet
By 31 May 2026, your landlord must have given you the official Information Sheet from the government. It must be the exact PDF from the gov.uk website — not a link, not a summary. If you haven’t received it, ask your landlord in writing. If they still don’t provide it, they could face a fine of up to £7,000. Keep a copy for your records. This document explains how your tenancy has changed under the new law, and it’s your reference point if disputes arise.
Review Your Tenancy Agreement for Outdated Clauses
From 1 May 2026, any rent increase clause in your existing contract becomes void. Any fixed term ends and your tenancy becomes periodic. Check your agreement for clauses that reference Section 21 evictions — those will no longer apply. If you’re unsure about any term, you can get advice from a tenant landlord lawyer who can review your contract and explain what still applies.
Agree a Co-Tenant Exit Plan
Because all tenancies are now periodic, any co-tenant can leave by giving proper notice. But that doesn’t mean the remaining tenants are off the hook. If one person leaves, the others still need to cover the full rent or find a replacement. Before anyone moves in, agree in writing what happens if someone wants to leave. Will they need to find a replacement? Will they pay rent until a replacement is found? Having this conversation upfront is much easier than having it in the middle of a dispute.
If you’re the one who needs to leave early, our article on leaving your UK apartment early explains how break clauses and notice periods work under the new rules.
Understand Your Right to Challenge Rent Increases
If your landlord proposes a rent increase using Form 4a, you have two months to decide. You can accept it, negotiate, or challenge it at the First-tier Tribunal. The tribunal will assess whether the proposed rent is above market rate for your area. If it is, they can set a lower amount — but never higher than the market rate. This is a real protection, but it only works if you act within the timeframe. Don’t ignore the notice.
Know the New Rules on Pets and Discrimination
If you want a pet, you now have the right to request one, and your landlord cannot unreasonably refuse. If you’re a family with children or receive benefits, you cannot be discriminated against. If you encounter a landlord or agent who refuses based on these grounds, you have legal recourse. Document everything and seek advice.
Frequently Asked Questions
Can I be evicted because my co-tenant didn’t pay rent? ▾
What happens if my fixed-term tenancy ends after May 2026? ▾
Can my landlord increase rent more than once a year? ▾
Do I need to do anything if I receive the Information Sheet from my landlord? ▾
Can my landlord refuse to let me have a pet? ▾
What should I do if my landlord tries to evict me without using Section 8? ▾
Sources and Further Reading
If this was useful, you might also want to read how to lower your UK apartment rent.
Top tips to save on moving costs for UK renters — Practical advice for keeping your move affordable, from deposit strategies to utility setup.
The Renters’ Rights Act Information Sheet 2026. Ministry of Housing, Communities and Local Government, 2026.
Renters’ Rights Act Implementation May 2026. Blanchards Bailey, 2026.
