If you’re renting in England, your landlord or letting agent was required to hand you a specific government information sheet by 31 May 2026. If they didn’t, they could face a fine of up to £7,000. That’s not a minor slip — it’s a legal requirement with real teeth, and it’s one of several new rules that have reshaped what a tenancy looks like in 2026.
I’ve been covering the UK rental market for a while now, and the Renters’ Rights Act 2025 is the biggest shake-up I’ve seen. The rules around evictions, tenancy types, and required disclosures have all changed. If you’re looking for a flat or already renting, knowing what your landlord must give you — and what they can no longer do — is the difference between a secure home and a legal headache. Here’s what you actually need to know.
What the Renters’ Rights Act Means for Your Tenancy
The most important change is that the old fixed-term AST is gone. If you signed a tenancy agreement before 1 May 2026, it’s now a periodic assured tenancy — a rolling monthly or weekly agreement with no fixed end date. You don’t need to do anything for this to happen. It means your landlord can’t use a break clause to kick you out for no reason, and you can leave by giving proper notice. The key term here is periodic tenancy.
What I’d do if I were renting right now: check your tenancy agreement. If it mentions a fixed end date or a break clause, those terms are no longer enforceable. Your tenancy is now periodic, and your landlord needs a reason to evict you. If you’re unsure about your rights, it’s worth reading up on what your lease agreement really means.
Why the New Disclosure Rules Matter for You
The Information Sheet from the government isn’t just a piece of paper. It explains how the Renters’ Rights Act has changed your tenancy. If your landlord didn’t give it to you by 31 May 2026, they could be fined up to £7,000. But more importantly, if they try to evict you using a Section 8 notice, they need to have followed all the rules — and missing this disclosure could weaken their case.
Let’s say you’re a tenant who receives benefits or has children. The new law gives you stronger rights. Your landlord can’t refuse to rent to you just because of your source of income. And if you want to keep a pet, you now have the right to ask. Your landlord can only say no if they have a good reason, like the property being unsuitable. Before the Act, they could simply say no without explanation.
Here’s a scenario: you’ve been in your flat for two years on a fixed-term AST. Your landlord wants to sell the property. Under the old rules, they could have used a Section 21 notice to evict you with no reason. Now, they must use a Section 8 notice and give you at least 4 months’ notice if they want to sell. That’s a significant shift. I’ve seen tenants caught off guard by this, so my advice is to know your notice periods. If you’re worried about your rental history affecting your chances, avoiding common mistakes with your tenancy history can help.
Where Tenants and Landlords Go Wrong
The biggest mistakes I see come from not understanding the new rules. Here are the most common ones, backed by what the research shows.
Assuming the Old Section 21 Rules Still Apply
This is the most consequential error. From 1 May 2026, your landlord cannot give you a Section 21 eviction notice. If you received one before that date and it was valid, it may still be enforceable. But for any new eviction, your landlord must use a Section 8 notice and have a legal reason. If you’re a tenant and your landlord mentions Section 21, they’re wrong. If you’re a landlord and you try to use it, you’ll waste time and money. The fix is simple: use the correct Section 8 process, and make sure you have grounds like rent arrears or the landlord wanting to sell.
Not Providing the Information Sheet Correctly
Landlords must give the exact PDF from the government website. You cannot email or text a link to it — that’s not valid. You must attach the PDF to an email or hand over a printed copy. If you’re a tenant and your landlord sent you a link, ask for the actual file. If they don’t provide it, they’re breaking the law. The fine is up to £7,000, and it could affect their ability to evict you later.
Ignoring the New Rent Increase Rules
Your rent can only go up once a year. Your landlord must give at least 2 months’ notice on a special form. You can challenge a rent increase at a tribunal. Before the Act, landlords could suggest increases at any time, and many tenants felt they couldn’t object. Now, you have a clear process. If your landlord tries to raise the rent more than once a year or without the proper notice, you can push back. If you’re struggling with affordability, understanding your rent-to-income ratio can help you plan.
Forgetting About the Deposit Cap and Protection
Your deposit is typically capped at five weeks’ rent. It must be protected in a government-approved scheme. If your landlord doesn’t protect it, you can take them to court and potentially get compensation. This hasn’t changed, but it’s still a common mistake. Always check that your deposit is protected within 30 days of paying it. If you’re unsure, ask your landlord for the certificate.
→ Scroll right to see all columns
| Change | Before 1 May 2026 | From 1 May 2026 |
|---|---|---|
| Eviction | Landlord could evict with no reason (Section 21) | Landlord needs a legal reason (Section 8) |
| Tenancy type | Fixed-term AST common | Rolling periodic assured tenancy |
| Notice to leave (tenant) | Usually 1 month for periodic AST | 2 months for assured tenancy |
| Rent increases | Could be suggested at any time | Once a year, with 2 months’ notice on a special form |
| Pets | Landlord could say no without reason | Tenant can ask; landlord needs a good reason to refuse |
| Rent in advance | No limit | Maximum 1 month’s rent |
Your Practical Guide to Renting Under the New Rules
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Check Your Landlord Has Given You the Right Documents
Before you move in, your landlord must provide: the Renters’ Rights Act Information Sheet (PDF, not a link), the latest How to Rent Guide (2026 edition), an Energy Performance Certificate (minimum rating E), a Gas Safety Certificate (renewed annually), proof your deposit is protected, and an Electrical Safety Inspection Report (EICR). If any of these are missing, ask for them. If your landlord refuses, you can report them to the local council. A small safe is a practical way to keep these documents secure and accessible.
Understand Your New Eviction Protections
Your landlord can only evict you with a Section 8 notice and a valid reason. The notice period depends on the reason: 4 weeks if you owe rent, 4 months if your landlord wants to sell, or 4 months if they want to move in themselves. If you don’t leave when the notice ends, your landlord must apply for a court order. There will always be a court hearing. Sometimes the court can stop the eviction. If you’re facing eviction, speak to Shelter or a housing advisor immediately. If you need legal guidance, a tenant-landlord lawyer can explain your options.
Know How to End Your Tenancy Properly
You need to give 2 months’ notice to end your assured tenancy, unless you and your landlord agree a shorter period in writing. This is longer than the old 1-month notice for periodic ASTs. Make sure you give written notice and keep a copy. If you’re in a joint tenancy, all tenants must agree to end it. If you’re struggling to find a guarantor, renting without a guarantor is possible with the right approach.
Prepare for Future Changes
The Renters’ Rights Act is still rolling out. The phase-out of Section 21 is complete, but other changes may follow. Keep an eye on government updates and Shelter’s advice pages. If you’re a student or recent graduate, finding affordable housing after graduation requires planning under these new rules.
Frequently Asked Questions
What happens if my landlord didn’t give me the Information Sheet by 31 May 2026? ▾
Can my landlord still use a break clause in my old tenancy agreement? ▾
Do I need to sign a new tenancy agreement? ▾
Can my landlord increase my rent more than once a year? ▾
What if I want to keep a pet but my landlord says no? ▾
How much notice do I need to give to move out? ▾
The new rules give you more security than ever before. Your landlord needs a reason to evict you, your rent can only go up once a year, and you have the right to ask for a pet. The most practical step you can take right now is to check you have the Information Sheet and all the required documents. If something’s missing, ask for it in writing. If this was useful, you might also want to read Renting with Flatmates in the UK: Harmony, House Rules & Legalities.
Sources and Further Reading
Is Your UK Apartment Application Rent-Ready? — A practical checklist to make sure your application is complete before you apply.
Understanding Rent-to-Own Options for Your Next Apartment — Explores an alternative path to homeownership that may suit your situation.
The Renters’ Rights Act Information Sheet 2026. Ministry of Housing, Communities and Local Government, 2026.
How to Rent Guide 2026. Cribs Estates, 2026.
Renters’ Rights Act Changes for Private Renters. Shelter England, 2026.
