On 1 May 2026, new laws came into effect that protect around 11 million renters across England. That figure alone tells you how many people this affects — roughly one in five of the entire population. I’ve been covering the UK rental market for years, and I can tell you this is the biggest shake-up in nearly four decades. The old rules are gone, and a lot of tenants and landlords are still figuring out what that means for them.
The problem is that most people don’t know their new rights or obligations yet. Landlords who miss the deadline to hand over the official Information Sheet could face a fine of up to £7,000. Tenants who don’t understand the new rules might accept unfair rent hikes or miss the chance to challenge them. Here’s what you actually need to know.
If you’re a tenant, you now have far more security than before. If you’re a landlord, you need to act fast to stay compliant. I’d recommend starting with a broader look at where renting is heading to understand the full picture. And if you’re dealing with a specific dispute right now, speaking to a tenant landlord lawyer can help you sort it out quickly.
What the Renters’ Rights Act actually means for you
The most important thing to understand is that the old system of fixed-term contracts and no-fault evictions is dead. Under the Renters’ Rights Act 2025, which received Royal Assent in October 2025 and came into force on 1 May 2026, every assured shorthold tenancy automatically becomes an assured periodic tenancy. That means no fixed end date — you can stay as long as you want, as long as you follow the rules.
For tenants, this is a huge shift. You no longer have to worry about being kicked out with no reason. For landlords, it means you need a valid Section 8 ground to regain possession — things like rent arrears, breach of tenancy, or anti-social behaviour. What I’d do if I were a tenant right now is check whether my landlord has given me the official Information Sheet. If they haven’t, they could be fined up to £7,000. If I were a landlord, I’d make sure I downloaded the exact PDF from GOV.UK and handed it over — either printed or as an email attachment. Sending a link doesn’t count.
If you’re sharing a property with others, the rules around who’s responsible can get complicated. It’s worth reading up on sublets and roommates to make sure you’re not accidentally breaking the law.
Why this matters for your security and finances
The biggest practical change is that you can no longer be evicted without a reason. Before May 2026, a landlord could serve a Section 21 notice and you’d have to leave, even if you’d done nothing wrong. That’s now illegal. If your landlord tries it, you can challenge it. The government has also boosted council enforcement powers, so local authorities can issue higher fines and even prosecute bad landlords.
But there’s a catch that doesn’t get enough attention. While Section 21 is gone, Section 8 grounds still exist. If you fall behind on rent, even by a small amount, your landlord can start eviction proceedings. And the court process can still take months. So the new law doesn’t mean you can stop paying rent — it means you have more protection against arbitrary eviction, not against legitimate ones.
Let me give you a scenario. Say you’re a tenant in Manchester and your landlord tries to raise your rent by £200 a month. Under the new rules, they can only do that once every 12 months, and you can challenge it if it’s unfair. But you need to know how to do that. The first step is to raise it with your landlord in writing. If that doesn’t work, you can contact your local council. In the future, a new Private Rented Sector Ombudsman will handle these disputes without going to court.
What I notice is that a lot of tenants don’t realise they can now ask to keep a pet. The law says landlords must reasonably consider pet requests. They can’t just say no. If you’re a responsible pet owner, this is a big win. And if you’re a landlord, you can still say no if you have a good reason — like the property isn’t suitable — but you need to explain why.
If you’re worried about property damage from a pet, a video doorbell can help you keep an eye on things remotely. It’s not a replacement for a proper inspection, but it gives you peace of mind.
Where people go wrong with the new rules
I’ve seen the same mistakes come up again and again since May 2026. Here are the most common ones, and how to avoid them.
Landlords failing to hand over the Information Sheet
This is the biggest one. By 31 May 2026, most landlords and letting agents must have given tenants the official Information Sheet from GOV.UK. If you miss this deadline, you could be fined up to £7,000. The sheet must be the exact PDF from the government website — not a link, not a summary, not a screenshot. You must either print it and hand it over, or send it as an email attachment. Sending a link is not valid. If you use a letting agent, they are responsible too, even if you’ve already given it.
What I’d do if I were a landlord: download the PDF today, check the date on it, and send it to every tenant named on the agreement. Keep a record of when you sent it. If you’re a tenant and you haven’t received it, ask your landlord in writing. If they don’t provide it, you can report them to your local council.
Tenants not understanding periodic tenancies
A lot of tenants think they still have a fixed-term contract. They don’t. All existing ASTs automatically converted to periodic tenancies on 1 May 2026. That means you can stay indefinitely, but you also need to give two months’ written notice if you want to leave. If you give less notice, you could be liable for rent until the two months are up. I’ve seen tenants accidentally overpay because they moved out early and didn’t realise they still owed rent.
Landlords trying to raise rent more than once a year
Under the new rules, rent can only go up once every 12 months. Some landlords are still sending rent increase notices every six months, which is now illegal. If your landlord does this, you can challenge it. Write to them and point out the law. If they persist, contact your local council. The government has also banned bidding wars — landlords must stick to the advertised rent price. They can’t ask for more because someone else offered it.
→ Scroll right to see all columns
| Old rule (before May 2026) | New rule (from May 2026) | What it means for you |
|---|---|---|
| Section 21 no-fault evictions allowed | Section 21 abolished | Landlords need a valid reason to evict |
| Fixed-term contracts with end dates | Automatic periodic tenancies | No fixed end date; stay as long as you want |
| Unlimited advance rent | Max one month’s rent upfront | Lower upfront costs for tenants |
| Rent increases at any time | Once per 12 months max | More predictable housing costs |
Ignoring discrimination protections
It is now illegal for landlords to refuse tenants just because they receive benefits or have children. If you think you’ve been discriminated against, you can report it to your local council. The council has stronger powers now to investigate and fine landlords who break these rules. I’ve heard from tenants who were told “no DSS” or “no kids” — that’s no longer allowed. If it happens to you, get it in writing and contact the council.
If you’re a tenant who needs to document issues in your rental property, a security camera can help you record evidence of disrepair or safety hazards. Just make sure you’re not violating your tenancy agreement or privacy laws.
How to navigate the new rental landscape
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Here’s a practical guide to what you should do now, whether you’re a tenant or a landlord.
Check if you’ve received or given the Information Sheet
If you’re a tenant, look for an email or a printed document from your landlord or letting agent. It should be the exact PDF from GOV.UK, titled “The Renters’ Rights Act — Information Sheet.” If you haven’t received it by 31 May 2026, your landlord could be fined. Ask them in writing. If they don’t respond, contact your local council. If you’re a landlord, download the PDF from the government website and send it as an attachment to every tenant. Do not send a link. Keep a record of when you sent it.
Understand your new tenancy terms
Your tenancy is now periodic. That means no fixed end date. You can stay as long as you want, but you must give two months’ written notice to leave. If you’re a landlord, you no longer need to issue a new tenancy agreement when the old one ends — the periodic tenancy continues automatically. But you must provide written information about key terms if the tenancy was made after 1 May 2026, or if it was previously based on a verbal agreement.
- 1Confirm your tenancy typeCheck your tenancy agreement or ask your landlord. If it was an AST before May 2026, it’s now a periodic tenancy automatically.
- 2Review your rent termsYour landlord can only raise rent once every 12 months. If they try more often, challenge it in writing.
- 3Know your notice periodYou must give at least two months’ written notice to end the tenancy. Shorter notice could leave you liable for rent.
Know how to challenge unfair rent increases
If your landlord tries to raise your rent by an unreasonable amount, you can challenge it. The first step is to write to them and explain that the increase is unfair. If they don’t back down, contact your local council. In the future, the new Private Rented Sector Ombudsman will handle these disputes without going to court. For now, the council is your best bet. Keep records of all communication.
Prepare for what’s coming next
From late 2026, the government will roll out a Private Rented Sector Database — a register of all landlords and rental properties in England. This will let you check who you’re renting from. A new independent Ombudsman will also start handling complaints. And by 2030, all privately rented homes must meet new energy efficiency standards (EPC rating C or better). Landlords will also need to fix serious hazards faster under Awaab’s Law, which is being extended to private rentals. If you’re a tenant, start thinking about energy efficiency now. If you’re a landlord, start planning for these upgrades.
If you’re viewing a property remotely, make sure you know what to look for. Read our guide on virtual viewings to avoid surprises.
Frequently asked questions
Can my landlord still evict me if I have a pet? ▾
What happens if my landlord hasn’t given me the Information Sheet? ▾
Can I still be evicted for rent arrears? ▾
Do the new rules apply to lodgers? ▾
What if my tenancy was verbal with no written agreement? ▾
Can I use a carbon monoxide alarm to meet safety requirements? ▾
The new rules are a big step forward for renters, but they only work if people know about them. My advice is simple: if you’re a tenant, check you’ve received the Information Sheet, understand your new periodic tenancy, and know how to challenge unfair rent rises. If you’re a landlord, make sure you’ve given out the Information Sheet, understand the new eviction rules, and start planning for the energy efficiency standards coming by 2030. If this was useful, you might also want to read your guide to the rental lease eviction appeal process.
Sources and Further Reading
The ultimate apartment viewing checklist — A practical guide to spotting hidden problems before you sign a tenancy agreement.
Navigating maximum occupancy rules — Understand how many people can legally live in a rental property.
The Renters’ Rights Act Information Sheet. GOV.UK, 2026.
Historic Renters’ Rights Act now protecting millions. Ministry of Housing, Communities and Local Government, 2026.
Guide to the Renters’ Rights Act 2026. LetHQ, 2026.
