From 1 May 2026, the Renters’ Rights Act will abolish Section 21 “no-fault” evictions in England, meaning private landlords can no longer evict tenants without a valid reason. That single change rewrites the rules for anyone renting a home — and it’s only one of several shifts that will affect how you find, keep, and pay for a place to live. Here’s what you actually need to know.
If you’re currently renting or planning to, these changes touch nearly every part of the process — from how much you pay upfront to how you request a pet. The rules around ending a lease are shifting too, so it’s worth understanding the full picture before your next move.
Key Takeaways and What the Renters’ Rights Act Actually Means
The core concept here is the
What I tend to notice is that most people focus on the Section 21 ban — and that’s fair — but the shift to rolling periodic tenancies changes the whole rhythm of renting. You’re no longer tied to a 12-month contract that resets every year. That has real implications for how you plan your housing, especially if you’re a student or someone who moves frequently. For a deeper look at how this affects students specifically, the National Union of Students Housing Hub has practical guidance.
How the New Rules Affect Your Day-to-Day Renting
The most immediate change is the end of fixed-term tenancies. From 1 May 2026, all assured shorthold tenancies automatically convert to rolling periodic tenancies. That means no more signing a new 12-month contract every year. You simply continue renting on a month-to-month basis until either you or the landlord gives proper notice.
For tenants, this offers more flexibility. You can leave with two months’ written notice (or less if your agreement says so) without waiting for a break clause. But it also means the landlord can end the tenancy too — provided they have a valid legal ground under the new rules.
Rent increases are also more controlled. Landlords can only raise rent once per year, and they must use the Section 13 process. That means giving you at least two months’ notice using tenancy form 4, and the increase must be in line with market rates. If you think the increase is unreasonable, you can challenge it at the First-tier Tribunal.
There’s also a ban on bidding wars. Landlords and letting agents cannot accept offers above the advertised rent. What you see is what you pay. That should take some of the pressure off competitive rental markets, especially in cities where bidding has become common.
Discrimination rules are stronger too. It is now illegal to refuse a tenant because they receive benefits or have children. If you’ve been turned away for either reason, you have grounds to challenge that decision. Shelter can help if you need advice on discrimination cases.
Where People Go Wrong With the New Rules
Assuming Section 21 Still Applies After May 2026
This is the biggest trap. Some tenants and landlords alike think the old rules will still work for a while after the change. They won’t. Any Section 21 notice served before 1 May 2026 remains valid, but the landlord must start court action by 31 July 2026. After that, Section 21 is dead. If you receive a no-fault eviction notice after May 2026, it’s not enforceable.
Not Understanding the Pet Request Process
You now have the right to request a pet in writing. But the process has specific timelines. The landlord must respond within 28 days. If they ask for more information, they get an extra seven days. If they refuse without a fair reason — like the property genuinely can’t accommodate a pet — you can challenge that. What I’d do is put the request in writing and keep a copy. A verbal agreement won’t hold up if there’s a dispute later.
Overlooking the Rent Increase Rules
Landlords can still raise rent, but only once per year and only through the Section 13 process. Some tenants accept a rent increase verbally or via email without checking whether the proper form was used. If your landlord hasn’t given you two months’ notice using form 4, the increase isn’t valid. You don’t have to pay it.
Ignoring the Transition Rules for Existing Tenancies
If you’re in an existing assured shorthold tenancy on 1 May 2026, it converts automatically. You don’t need to sign anything new. But your landlord must provide information about the changes. Some tenants assume their old contract still applies in full — it doesn’t. The new law overrides any conflicting terms in your existing agreement.
→ Scroll right to see all columns
| Change | Old Rule | New Rule (from 1 May 2026) |
|---|---|---|
| Eviction without reason | Section 21 allowed no-fault eviction | Landlord must provide a valid legal ground |
| Tenancy type | Fixed-term assured shorthold tenancy | Rolling periodic assured tenancy |
| Rent in advance | No legal cap | Maximum one month’s rent |
| Rent increases | Could be written into contract | Section 13 process only, once per year |
| Pet requests | No formal process | Written request; landlord must respond in 28 days |
| Bidding wars | Allowed | Banned — cannot accept offers above advertised rent |
Your Practical Guide to Renting Under the New Rules
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How to Handle the Transition to Periodic Tenancies
You don’t need to do anything. Your tenancy converts automatically on 1 May 2026. But you should check that your landlord provides written information about the changes. If they don’t, ask for it. Your notice period remains two months unless your agreement specifies a shorter period. Keep a record of when you give notice — written notice on or before the rent due date is safest.
What to Do If You Want a Pet
Write a formal request to your landlord. Include details about the pet — type, size, and any relevant information about its behaviour. The landlord has 28 days to respond. If they ask for more information, they get seven extra days. If they refuse without a fair reason, you can challenge the decision. A video doorbell can help you monitor who’s coming and going if you’re worried about landlord access while you’re out.
How to Challenge an Unfair Rent Increase
If your landlord tries to raise rent without using the Section 13 process, don’t pay the increase. Write to them explaining that the increase must follow the proper legal process. If they’ve used form 4 but you think the increase is above market rates, you can apply to the First-tier Tribunal. The tribunal will decide whether the increase is reasonable. You don’t need a lawyer for this, but a tenant-landlord lawyer can help if the situation gets complicated.
What to Do About Discrimination
If a landlord refuses to rent to you because you receive benefits or have children, that’s now illegal. Document the refusal — save emails, texts, or take notes of phone conversations. Report the landlord to your local council, which has new powers to investigate. You can also contact Citizens Advice for guidance on next steps.
Future Phases to Watch For
The Renters’ Rights Act isn’t a one-off change. Further phases will introduce a digital PRS database, a landlord ombudsman, and a new Decent Homes Standard. These won’t affect you immediately, but they’ll make it easier to check whether your landlord is compliant and to resolve disputes without going to court.
Frequently Asked Questions
Can my landlord still evict me if I don’t pay rent? ▾
What happens if my landlord doesn’t respond to my pet request within 28 days? ▾
Do the new rules apply to student housing? ▾
Can my landlord increase rent more than once a year? ▾
What if my landlord asks for two months’ rent upfront? ▾
Do I need to sign a new tenancy agreement after 1 May 2026? ▾
What the Renters’ Rights Act Means for Your Next Move
The Renters’ Rights Act gives you more stability, more transparency, and more control over where you live. The end of Section 21 means you can’t be evicted without a reason. The cap on upfront rent means you won’t need to scrape together several months’ rent just to move in. And the right to request a pet means your housing no longer has to dictate whether you can own an animal. The most practical next step is to check whether your current tenancy agreement contains any terms that conflict with the new law — and if it does, the new law overrides them.
If this was useful, you might also want to read avoiding lease eviction best practices for UK renters.
Sources and Further Reading
What to know about deposit protection in the UK — Deposit rules haven’t changed, but understanding them is still essential for every renter.
UK Government (2025). Guide to the Renters’ Rights Act. 🔗
UK Government (2025). Grounds for possession guidance. 🔗
UK Government (2025). Assured tenancy forms — Form 4. 🔗
Shelter (2025). Housing advice. 🔗
Citizens Advice (2025). Housing. 🔗
