By 31 May 2026, every landlord in England must hand over a specific government document to their tenants, or they could face a fine of up to £7,000. That is not a suggestion — it is a legal requirement under the Renters’ Rights Act 2025, and it applies to millions of tenancies. If you rent a home in England, this change affects how long you can stay, how much notice you need to give, and what happens if you want a friend to stay over.
I have been writing about UK rental law for years, and I have seen how quickly confusion around guest policies and tenancy terms can turn into real stress. The Renters’ Rights Act is the biggest shake-up in four decades, and it rewrites the rules on who can stay in your home and for how long. Here is what you actually need to know.
If you are unsure about your current agreement, it is worth decoding your UK lease agreement to see how the new law overrides old clauses. And if you want to keep an eye on who comes and goes, a video doorbell can give you peace of mind without breaking any rules.
What a periodic tenancy means for your guest policy
The biggest change is that from 1 May 2026, every assured shorthold tenancy in England automatically becomes an assured periodic tenancy. There is no end date. You are not locked into a 12-month contract anymore. That means the old worry about “breaking the fixed term” by having a guest stay too long is gone — because there is no fixed term to break.
What I tend to notice is that tenants still worry about overnight guests, even though the legal landscape has shifted. The real issue is not how long a guest stays — it is whether they start living there. If a friend sleeps on your sofa for a week, that is fine. If they move in and start paying you rent, that is subletting, and most tenancy agreements still ban that without written permission. My advice is simple: keep guests under 28 days, and never accept money from them for staying over.
If you are thinking about having a longer-term guest, it is worth understanding the pet policy in your lease too — the same 28-day rule of thumb applies to pet requests under the new law.
Why the new guest rules matter for your daily life
Under the old system, a fixed-term tenancy meant you could technically be in breach if a guest stayed beyond a “reasonable” period — often defined loosely in the contract. That ambiguity caused real anxiety. Now, with periodic tenancies, the only restriction is that you cannot sublet without permission. A guest is not a subtenant unless they have exclusive use of a room and pay rent.
Here is a scenario grounded in the new rules: say your cousin needs a place to stay for three weeks while they look for work. Under the Renters’ Rights Act, that is perfectly legal. You do not need to inform your landlord. But if your cousin stays for three months and starts contributing to the bills, a landlord could argue that an unauthorised tenancy has been created. The line is drawn at whether the guest has exclusive possession of a room and pays consideration — that is the legal test.
One group that benefits disproportionately is students and young professionals in shared houses. Before May 2026, a joint tenancy with a fixed term meant every tenant was jointly liable for the whole rent. If one person moved out early, the others were stuck. Now, with periodic tenancies, you can give two months’ notice individually, and the tenancy continues for those who stay. That is a massive shift in flexibility.
If you are worried about a landlord overstepping, a tenant landlord lawyer can clarify your rights in minutes without the cost of a full solicitor visit.
Where tenants and landlords get the guest policy wrong
The most common mistake I see is confusing a guest with a lodger. A guest does not pay rent and does not have exclusive use of a room. A lodger does. Under the new Act, if you take money from someone staying in your home, you have created a subtenancy — and that almost certainly breaches your tenancy agreement. The fix is straightforward: ask your landlord in writing for permission to sublet. They cannot refuse unreasonably under the new rules, but they can say no if it would overcrowd the property or breach their mortgage terms.
Assuming the old fixed-term rules still apply
Many tenants still think they need permission for any overnight guest. That was never strictly true, but the fear was real. Now, with periodic tenancies, the old fixed-term restrictions are gone. You do not need permission for short stays. What I would do is keep a simple record of who stays and for how long — not because you have to, but because it protects you if a dispute arises.
Ignoring the Information Sheet deadline
Landlords who fail to give the official government Information Sheet by 31 May 2026 face fines up to £7,000. This is not optional. The sheet must be the exact PDF from the gov.uk page, sent as an attachment or handed over in print — not a link. If your landlord has not given it to you by that date, you can report them to the local authority. For tenants, this sheet explains exactly how the new guest and eviction rules work.
Overlooking the pet request process
Under the new Act, you can request a pet in writing, and your landlord must respond within 28 days. They cannot refuse unreasonably. But many tenants do not realise they can also request permission for a guest’s pet to stay temporarily. The same 28-day rule applies. If your landlord says no without a good reason — like the property being too small or the lease prohibiting pets — you can challenge it at the First-tier Tribunal.
| Situation | Old rule (pre-May 2026) | New rule (from 1 May 2026) |
|---|---|---|
| Guest stays 1 week | Allowed, but technically could breach “reasonable visitor” clause | Allowed. No restriction on short stays |
| Guest stays 3 months | Could be seen as breach of fixed term | Allowed, but may create an unauthorised subtenancy if rent is paid |
| Subletting a room | Banned without permission | Still banned without written permission |
| Pet request | Landlord could refuse for any reason | Must respond in 28 days; cannot refuse unreasonably |
If you are a landlord, a property lawyer can help you draft a compliant guest policy that does not accidentally breach the new rules.
How to handle guests under the new tenancy rules
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Know the difference between a guest and a subtenant
A guest does not pay rent and does not have exclusive use of a room. A subtenant does. If your friend offers to chip in for groceries, that is fine. If they start paying a fixed amount each week for their room, you have created a subtenancy. The process to do this legally is: write to your landlord explaining who will stay, for how long, and what they will pay. Wait for written permission. If the landlord refuses without a valid reason, you can challenge it. But never accept money without permission first.
Use the 28-day rule as your guide
Under the new periodic tenancy framework, a guest staying under 28 days is almost never a problem. Beyond that, you risk creating an unauthorised subtenancy. The same 28-day window applies to pet requests — landlords must respond within that period under the Renters’ Rights Act. If you want a guest to stay longer, get written permission from your landlord. A simple email is enough. Keep a copy.
Prepare for the future: the PRS Database and Ombudsman
By late 2026, the government will launch the Private Rented Sector Database, where all landlords must register property safety certificates. By 2028, joining the PRS Ombudsman will be mandatory. These systems will make it easier to resolve disputes about guests, pets, and deposits without going to court. For now, keep a paper trail of every guest-related request and response. That record will be your evidence if a dispute ends up at the Ombudsman.
- 1Check your tenancy agreementLook for any clause about guests, visitors, or subletting. Even though fixed terms are gone, your agreement may still have restrictions. If it bans subletting without permission, follow the process above.
- 2Write to your landlordIf you want a guest to stay longer than 28 days, or if they will pay anything, send a written request. Explain who, why, and for how long. Keep a copy.
- 3Wait for a responseYour landlord must respond within a reasonable time. For pet requests, the law says 28 days. For guest requests, there is no statutory deadline yet, but 14 days is reasonable. If they say no, ask for a written reason.
- 4Keep recordsSave emails, texts, and letters. If a dispute arises, you will need evidence. A small safe is a good place to store printed copies of important documents.
If you are budgeting for a move or a guest’s extended stay, learning how to budget for moving costs can help you plan without surprises.
Can my landlord ban overnight guests entirely? ▾
What if my guest stays for six months and pays nothing? ▾
Does the new Act let me have a pet without asking? ▾
What happens if my landlord did not give me the Information Sheet by 31 May 2026? ▾
Can I be evicted for having a guest stay too long? ▾
Do the new rules apply in Scotland, Wales, or Northern Ireland? ▾
If this was useful, you might also want to read how mediation can ease your apartment rental experience in the UK.
Sources and Further Reading
Understanding TV licence obligations while renting in the UK — A practical guide to another common tenancy question that often trips up new tenants.
Guarantors in the UK: your complete guide to securing a tenancy — If you are helping a guest or family member rent their own place, this explains how guarantor arrangements work.
The Renters’ Rights Act Information Sheet 2026. Ministry of Housing, Communities and Local Government, 2026.
Understanding the Renters’ Rights Act: what the 2026 changes mean for landlords and tenants in England. Banner Jones, 2026.
Renters’ Rights Act: everything guide. Crown Luxury Homes, 2026.
