Nearly two-thirds of renters in England have missed out on a property they wanted because they couldn’t bring their pet, according to a recent survey. That figure alone tells you how much the old system was stacked against tenants. From 1 May 2026, the Renters’ Rights Act changes that — and a whole lot more. I’ve been following this legislation through its journey from bill to law, and what strikes me is how many tenants still don’t realise the old rules no longer apply. If you’re renting or about to sign a lease, the contract you’re looking at may already contain terms that are now unenforceable. Here’s what you actually need to know.
If you’re currently looking at a lease that demands six months’ rent upfront or bans pets outright, those clauses may no longer hold water. The Act, which became law in October 2025 and took full effect on 1 May 2026, is the biggest shake-up of private renting in England in decades. I’ve spent years covering property law changes, and this one genuinely rewrites the rulebook. Before you sign anything, you need to know which old-school lease terms are now legally unenforceable.
What the Renters’ Rights Act actually means for your lease
The most important thing to understand is that the old fixed-term tenancy — the one that locked you in for six or twelve months — is gone. Under the new rules, the longest initial fixed term is one month. After that, your tenancy becomes a rolling periodic agreement that continues automatically. That’s a massive shift in power. If you find a better place or need to move for work, you can give two months’ notice at any time. Your landlord can’t hold you to a full year.
What I’d do right now is check whether your current lease still references a fixed term longer than one month. If it does, that clause is likely unenforceable from 1 May 2026. The same goes for any clause that tries to restrict your right to request a pet. Landlords can no longer apply a blanket “no pets” policy. They must consider each request on its merits and give a specific, reasonable justification if they refuse. A previous bad experience with a tenant’s pet doesn’t count as a valid reason on its own.
Why this matters for your deposit and your rights
One of the biggest practical changes is the end of Section 21 “no-fault” evictions. Previously, a landlord could evict you with just two months’ notice and no reason at all. That’s no longer possible. If your landlord wants you out, they must have a specific ground — like rent arrears, property damage, or a desire to sell — and they must apply to court for possession. This gives you real security. You’re no longer living with the constant threat of a no-reason eviction.
But there’s a catch that doesn’t get enough attention. While the Act bans Section 21, it also introduces new grounds for possession that landlords can use. For example, if a landlord wants to sell the property or move in themselves, they can still evict you — but they have to follow a proper legal process and provide evidence. The key difference is that you now have the right to challenge the eviction in court. Under the old system, you had no grounds to fight a Section 21 notice.
I’ve noticed that many tenants don’t realise they can now challenge their initial rent within the first six months of moving in. If you think the rent is above market rate for the area, you can apply to the First-Tier Tribunal. The tribunal will set the rent at the lower of the market rate or what you’re currently paying. That’s a powerful tool, especially in competitive markets where landlords might try to push rents higher than comparable properties. If you’re unsure about your rights around rent increases, it’s worth asking the right questions during viewings to avoid surprises later.
Where tenants still get caught out
Even with all these new protections, I see the same patterns repeating. Here are the mistakes that still trip people up.
Assuming all old lease terms are automatically void
Just because a clause is now unenforceable doesn’t mean it disappears from your contract. Some landlords haven’t updated their templates. If you sign a lease that still says “no pets” or demands six months’ rent upfront, you’re not bound by it — but you might have to argue that point later. My advice: read every line, and if you spot something that contradicts the new law, flag it in writing before you sign. The Act doesn’t require landlords to reissue existing agreements, but any term that conflicts with the law is void.
Not getting the Information Sheet in the right format
The government is very specific about this. Landlords must give you the exact PDF from the gov.uk website — either printed or attached to an email or text. A link to the PDF is not valid. If your landlord sends you a link, they haven’t complied. This matters because the Information Sheet explains your rights under the new Act. Without it, you might not know what protections you have. If your landlord hasn’t provided it by 31 May 2026, they face a fine of up to £7,000.
Overlooking the rent review rules
Rent review clauses in existing contracts are now invalid. Landlords must give you two months’ notice of any rent increase, and the new rent must reflect market rates. You can challenge an increase through the tribunal. What I’d do is keep records of comparable properties in your area. If your landlord tries to raise the rent above what similar flats are going for, you have grounds to object. The tribunal will set the rent at the lower of the market rate or what you’re currently paying.
Not understanding the pet request process
You now have a legal right to request a pet in writing. Your landlord must consider the request and can only refuse with a specific, property-related reason. But here’s the nuance: you also need to get your own pet insurance. The Act says landlords cannot charge you for pet insurance, but you must arrange your own coverage. If you don’t, and your pet causes damage, you could be liable. A simple written request with a description of the pet — type, size, temperament — is all it takes to start the process.
→ Scroll right to see all columns
| Old rule | New rule (from 1 May 2026) | What it means for you |
|---|---|---|
| Section 21 no-fault eviction | Landlords must have a valid ground and apply to court | You can’t be evicted without a reason |
| Fixed-term tenancies (6–12 months) | Maximum initial term is one month, then rolling | You can leave with two months’ notice at any time |
| Blanket “no pets” policy | Landlords must consider requests fairly | You can request a pet and get a proper response |
| Rent review clauses in contracts | Two months’ notice required, must reflect market rates | You can challenge unfair increases at tribunal |
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How to protect yourself when signing a new lease
The new law gives you more power, but only if you use it. Here’s a practical guide to getting your lease right.
Check the tenancy type and duration
Your lease should state that it’s an assured periodic tenancy, not a fixed-term contract longer than one month. If you see a 12-month fixed term, that clause is unenforceable. The tenancy will automatically convert to a rolling periodic agreement after the first month. If your landlord tries to insist on a longer fixed term, they’re breaking the law and could face fines of up to £7,000. You can politely point this out and ask for a corrected version.
Verify the rent terms
The advertised rent must be the final rent. No bidding, no offers above. Your landlord can only collect one month’s rent in advance, except for the first month’s rent after signing. If they ask for more, that’s a violation with fines of up to £5,000. Also check that there’s no rent review clause — those are now invalid. Any future rent increase requires two months’ notice and must reflect market rates. If you’re unsure about the market rate in your area, a quick comparison on property portals will give you a baseline.
Request a pet in writing if you have one
If you own a pet or plan to get one, send a written request to your landlord before signing. Include the type, size, and temperament of the animal. Your landlord must respond with a valid reason if they refuse. A refusal based on “previous bad experiences” or general concerns about damage is not valid. If they unreasonably refuse, you can challenge it. And remember — arrange your own pet insurance before the pet moves in. A pet insurance policy covers you for accidental damage and liability, which is exactly what the Act expects.
Know how to challenge unfair terms
If you believe a term in your lease is unfair or unenforceable under the new Act, you have options. First, raise it in writing with your landlord or letting agent. If they don’t resolve it, you can apply to the First-Tier Tribunal for a ruling on rent issues. For other disputes, the new dedicated ombudsman service will handle complaints about landlords and agents. If the issue is complex — say, a dispute over eviction grounds or deposit protection — you might want to speak with a tenant landlord lawyer who can review your specific situation.
What happens if your landlord hasn’t provided the Information Sheet
By 31 May 2026, every landlord must have given tenants the official government Information Sheet. If yours hasn’t, they’re in breach. The sheet explains your rights under the Act, including the end of Section 21, the new pet rules, and how to challenge rent increases. If you haven’t received it, ask for it in writing. If they still don’t provide it, you can report them to the local council, which can issue fines of up to £7,000. This is a straightforward process — keep a record of your request and any response.
Frequently asked questions
Can my landlord still evict me if I don’t pay rent? ▾
What if my landlord refuses my pet request without a valid reason? ▾
Does the Renters’ Rights Act apply to student housing? ▾
Can my landlord increase the rent more than once a year? ▾
What happens if my lease was signed before 1 May 2026? ▾
Can I be evicted if my landlord wants to sell the property? ▾
The Renters’ Rights Act is genuinely good news for tenants, but it only works if you know what’s in it. My advice: read your lease carefully, flag anything that looks like an old rule, and don’t be afraid to push back. If a term seems unfair or unenforceable, it probably is. The law is now on your side — use it. If this was useful, you might also want to read How to Spot Lease Fraud While Renting an Apartment.
Sources and Further Reading
Apartment Hunting in the UK: Avoid These Common Tenant Traps — Practical advice on spotting misleading listings and unfair terms before you sign.
Your Guide to the Rental Lease Eviction Appeal Process — What to do if you receive an eviction notice and how to challenge it under the new rules.
The Renters’ Rights Act Information Sheet 2026. UK Government, 2026.
Renters Rights Act: What Landlords Need to Know. Strutt & Parker, Q1 2026.
Renters’ Rights Act: A Guide for Tenants. Rightmove, 2026.
