Over 11 million renters in England are now covered by the biggest shake-up to private renting in decades, with the Renters’ Rights Act coming into force on 1 May 2026. That figure represents roughly one in five households, so the chances are high that these changes affect you or someone you know. I’ve been following housing policy for years, and what strikes me most about this reform is how many tenants still don’t realise their rights have fundamentally shifted — especially around eviction, rent increases, and discrimination.
The old system let landlords evict without giving a reason using Section 21. That’s gone. Fixed-term tenancies are also gone, replaced by rolling periodic tenancies that give you more stability. But knowing the law changed is one thing — knowing what to do about it is another. Here’s what you actually need to know.
If you’re currently looking for a place, understanding these new rules can help you spot a good landlord from a bad one. A landlord who already knows about the Information Sheet requirement and the new possession grounds is likely more professional than one who hasn’t heard of them. And if you’re worried about your deposit or safety, a carbon monoxide alarm is a cheap way to protect yourself in any rental — landlords are now required to consider pet requests, but safety devices are always your own responsibility to check.
What an assured periodic tenancy actually means for you
The biggest practical change is that your tenancy no longer has an end date. Under the old system, an assured shorthold tenancy (AST) typically ran for six or twelve months, then either rolled over or ended. Now, from 1 May 2026, every tenancy automatically becomes an assured periodic tenancy (APT) — a rolling agreement that continues until either you give two months’ notice or the landlord uses a valid possession ground to end it.
What I’d do in your shoes: don’t assume you can leave at any time with just a few days’ notice. The law still requires two months’ notice from you. But the upside is real — you can’t be kicked out just because your fixed term ended. That security alone is worth understanding the details. If you’re sharing a place, the same rules apply to everyone on the tenancy agreement, so make sure you’re all on the same page about how notice periods work in shared accommodation.
Why the new eviction rules matter more than you think
The abolition of Section 21 is the headline change, but the reformed possession grounds are where the real detail lives. Landlords can now evict using specific grounds — for example, if they want to sell the property, move in themselves, or move in a family member. They can also evict more easily for anti-social behaviour. But here’s the catch: they have to prove it.
According to the official government housing hub, landlords must use new legal forms and follow a strict process. If they get it wrong — say, they serve notice using an old form — the eviction attempt fails. That’s a big deal for tenants who might otherwise feel powerless.
Consider this scenario: your landlord wants to sell the flat. Under the old rules, they could serve a Section 21 and you’d have two months to leave, no questions asked. Now they must use Ground 1A, which requires them to prove they genuinely intend to sell. If they re-let the property within 12 months without a good reason, you could challenge it. Shared ownership landlords have a specific exemption here, but for most private tenants, this is a real protection.
What I notice is that many tenants still assume they have no rights if the landlord wants them out. That’s simply not true anymore. If you’re facing eviction, the first thing to check is whether the landlord has used the correct form and ground. A tenant landlord lawyer can review your notice quickly — and it’s often worth the cost if it stops an illegal eviction.
Where tenants and landlords go wrong with the new rules
The most common mistakes I see fall into a few clear patterns. Here’s what to watch for — on both sides of the tenancy.
Not receiving the Information Sheet by the deadline
Every landlord in England had to give tenants the official Renters’ Rights Act Information Sheet by 31 May 2026. If they didn’t, they can be fined up to £7,000. The sheet must be the exact PDF from the government website — not a link, not a summary. If your landlord emailed you a link instead of the PDF attachment, that’s not valid. You’re entitled to a proper copy.
Assuming fixed terms still exist
Some landlords still try to sign new tenants onto fixed-term contracts. That’s no longer legal for most private tenancies. From 1 May 2026, all tenancies are rolling. If a landlord insists on a six-month term, they’re either unaware of the law or hoping you don’t know your rights. Either way, it’s a red flag.
Paying more than one month’s rent in advance
The new law bans landlords from requiring more than one month’s rent in advance before the tenancy starts. If a landlord asks for two or three months upfront, that’s illegal. The only exception is after the tenancy has begun, when rent is due as per the agreement — but even then, they can’t demand payment before it’s due.
Discrimination against families or benefit claimants
It is now illegal for landlords to refuse a tenancy because you have children or receive benefits. This includes not letting you view the property, not telling you it’s available, or simply saying no without a valid reason. If you suspect this has happened, you can challenge it. The signs of lease fraud or discrimination are often subtle, but knowing they’re illegal is the first step.
→ Scroll right to see all columns
| What changed | Old rule | New rule (from 1 May 2026) |
|---|---|---|
| Eviction without reason | Section 21 allowed no-fault eviction | Banned — must use a valid possession ground |
| Tenancy type | Fixed-term ASTs common | All tenancies are rolling APTs |
| Rent increases | Could increase at any time with notice | Limited to once per year, with two months’ notice |
| Rent in advance | Could ask for multiple months upfront | Maximum one month’s rent before tenancy starts |
| Discrimination | Legal to refuse families or benefit claimants | Illegal — must not discriminate |
How to rent safely under the new law — your practical guide
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Knowing the law is one thing. Knowing what to do with it is another. Here’s a step-by-step guide to renting safely under the new rules.
Check your landlord has given you the Information Sheet
If your tenancy started before 1 May 2026, your landlord had until 31 May 2026 to give you the official PDF. If they didn’t, they’re in breach. You can ask for it — and if they refuse, you can report them to the local council. For tenancies starting after 1 May 2026, the landlord must provide it at the start, along with written details of key terms like the rent, the property address, and the names of all parties.
Understand the new possession grounds
If your landlord wants you to leave, they must use one of the specific grounds. The most common ones are: Ground 1 (landlord wants to sell), Ground 1A (landlord or family member wants to move in), and Ground 7A (anti-social behaviour). Each ground has its own notice period and evidence requirements. If the landlord uses the wrong form or can’t prove the ground, the eviction fails. You can get a tenant landlord lawyer to check any notice you receive — it’s a small cost for potentially saving your home.
Know your rights on rent and bidding
Rental bidding is banned. If a landlord advertises a property at £1,000 per month, they cannot accept an offer of £1,100. They also cannot ask you to bid. If you see a property advertised without a specific price, that’s also a red flag. And remember: you can only be asked for one month’s rent in advance before the tenancy starts. If a letting agent or landlord asks for more, that’s illegal.
Request a pet — and know they must consider it
Landlords must now consider pet requests and respond within a set timeframe. They can refuse, but only with a valid reason — for example, if the property genuinely can’t accommodate a pet. If they say no without a reason, that’s not compliant. This is a big change from the old system where landlords could simply say “no pets” and that was that.
Prepare for future changes coming in later phases
The Renters’ Rights Act isn’t finished. In future phases, the government plans to introduce a national landlord database, a new ombudsman, Awaab’s Law (requiring landlords to fix serious hazards quickly), and the Decent Homes Standard for private rentals. These will add even more protections. For now, the key is knowing what’s already in force. If you’re hunting for a flat right now, these future changes mean the market will only get more tenant-friendly over time.
- 1Get the Information SheetAsk your landlord for the official PDF. If they haven’t given it, they’re breaking the law and face a £7,000 fine.
- 2Check your tenancy typeIt should now be an assured periodic tenancy (APT). If your landlord insists on a fixed term, that’s a red flag.
- 3Verify rent and advance paymentsRent can only increase once per year with two months’ notice. You can only be asked for one month’s rent in advance before moving in.
- 4Know your eviction protectionsSection 21 is gone. Your landlord needs a valid reason and the correct form to evict you. If in doubt, get legal advice.
Frequently asked questions
Can my landlord still evict me if they want to sell the property? ▾
What happens if my landlord hasn’t given me the Information Sheet? ▾
Can I still be asked to pay six months’ rent upfront? ▾
What if my landlord refuses to let me have a pet? ▾
Do these rules apply to social housing tenants? ▾
What should I do if I think my landlord is discriminating against me? ▾
Sources and Further Reading
Your guide to change of address when renting in the UK — A practical walkthrough of what to update and when, from utilities to council tax, after you’ve secured your new rental.
Essential tips for electric heating in your UK apartment — If your new place uses electric heating, this guide covers efficiency, costs, and how to stay warm without breaking the bank.
The Renters’ Rights Act Information Sheet 2026. UK Government, 2026.
Renting is changing: new rights and responsibilities. UK Government Housing Hub, 2026.
Explainer: everything you need to know about the new Renters’ Rights Act. MHCLG Media Blog, 2025.
