From 1 May 2026, the biggest shake-up to renting in nearly 40 years came into force, affecting around 11 million renters across England. That is roughly one in four adults, and the changes touch almost every part of a tenancy — from how much deposit you can be asked for, to whether you can be evicted without a reason. I have been following housing policy for long enough to know that big legal shifts often leave people unsure what actually applies to them. The Renters’ Rights Act is different. It rewrites the basic rules, and the deadline for landlords to hand over an official information sheet about it passed on 31 May 2026. If yours did not give you one, they could be fined up to £7,000.
The problem is that knowing the law exists and knowing what it means for your specific situation are two different things. A lot of the coverage focuses on the headline ban on no-fault evictions, but there are quieter changes — around rent increases, deposits, and how you challenge poor conditions — that matter just as much day to day. Over the years I have seen tenants lose money, miss deadlines, and accept things they did not have to, simply because they did not know where to look. This article pulls together what the Act actually says, what it means for you right now, and what you should do if your landlord is not following it. Here is what you actually need to know.
If you are still unsure whether your tenancy has changed, it is worth checking your tenancy agreement carefully to see if it has automatically become a periodic tenancy. A tenant-landlord lawyer can help clarify your position if the paperwork is unclear.
What the Renters’ Rights Act actually means for your tenancy
The most important thing to understand is that your tenancy has probably already changed without you signing anything new. If you had a fixed-term assured shorthold tenancy that was still running on 1 May 2026, it automatically became a periodic tenancy — meaning it rolls on with no end date. You do not need to agree to this. It happens by law. The old system where you had to leave at the end of a fixed term or face a Section 21 notice is gone.
What I notice is that a lot of tenants still think they have to move out when their fixed term ends. That is no longer true. You can stay as long as you want, as long as you keep paying rent and follow the terms. If you want to leave, you give two months’ notice. Your landlord cannot ask you to leave just because the old contract would have expired. They need a reason — and that reason has to fit one of the grounds in the Act, like wanting to move in themselves or dealing with serious rent arrears.
There is also a new rule about pets. You can now ask your landlord for permission to keep a pet, and they must consider it reasonably. They cannot just say no without a good reason. If you are thinking about asking, it helps to understand your full rights as a tenant before you start the conversation.
Why the ban on no-fault evictions matters more than you think
The ban on Section 21 evictions is the headline change, but its real impact is on the things that happen long before an eviction notice arrives. Research cited in the government’s own impact assessment showed that housing insecurity — the fear of being forced to move — affects people’s ability to hold down a job, maintain relationships, and feel part of a community. When you do not know if you will be in the same home next year, it is hard to put down roots. The Act is designed to stop that uncertainty.
That said, the ban is not absolute. Landlords can still evict you for specific reasons under Section 8, such as:
- Rent arrears of at least two months
- Anti-social behaviour
- The landlord wants to sell the property
- The landlord or a family member wants to move in
If your landlord serves you a Section 8 notice, you have the right to challenge it at a tribunal. The key difference is that they now have to prove the ground exists. They cannot just say they want you out.
One group that benefits significantly from this change is families with children and people on benefits. It is now illegal for a landlord to refuse to rent to you just because you have children or receive Universal Credit. That is a major shift. If you suspect you have been discriminated against, you can take it to the new Private Landlord Ombudsman once it is fully operational.
If you are worried about the condition of your property, a carbon monoxide alarm is a simple way to protect yourself while you wait for your landlord to fix serious hazards. The Act extends Awaab’s Law — which requires landlords to investigate and fix mould and damp within set timeframes — to the private rented sector, but that part is not fully in force yet.
Where tenants and landlords are getting the rules wrong
The biggest source of confusion right now is the Information Sheet that landlords were supposed to give tenants by 31 May 2026. Many tenants never received it, and some landlords are still not aware they had to provide it. If your landlord did not give you the official PDF — not a link, not a summary, but the exact PDF from the government website — they could be fined up to £7,000. You do not need to do anything to trigger that fine; local councils have been given extra funding to enforce this.
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| Requirement | Deadline | Penalty for non-compliance |
|---|---|---|
| Give tenants the official Information Sheet | 31 May 2026 | Up to £7,000 fine |
| Switch to periodic tenancy | 1 May 2026 (automatic) | Tenancy still changes by law |
| Provide written key terms for new tenancies | From 1 May 2026 | Tenant can challenge at tribunal |
| Investigate serious mould hazards (social housing) | October 2025 (in force) | Enforcement by Regulator of Social Housing |
Mistake: Thinking the old fixed-term contract still applies
I have spoken to tenants who were told by their landlord that their fixed term still runs until its original end date and that they have to leave then. That is wrong. The law overrides the contract. Even if your tenancy agreement says it ends on a specific date, it now continues as a periodic tenancy. You do not have to sign anything new. If your landlord tries to evict you based on the old end date, they are breaking the law.
Mistake: Accepting a rent increase without checking it
Landlords can only raise rent once every 12 months. If your landlord tries to raise it twice in a year, or tries to raise it by an unreasonable amount, you can challenge it at a tribunal. The process is straightforward: you write to your landlord saying you do not agree, and if they still insist, you apply to the First-tier Tribunal (Property Chamber). The tribunal will decide what a reasonable rent is. You do not need a lawyer for this, but if the process feels intimidating, a tenant-landlord lawyer can advise you on your specific case.
Mistake: Not knowing you can challenge poor conditions
Awaab’s Law came into effect for social housing in October 2025, requiring landlords to investigate and fix serious mould hazards within set timeframes. The government has confirmed it will extend these principles to the private rented sector, but that part is not yet in force. In the meantime, you can still report serious hazards — like damp, mould, or electrical dangers — to your local council’s environmental health department. They have the power to inspect and force your landlord to make repairs. Do not wait for the law to catch up. If the conditions are bad enough to affect your health, report them now.
How to protect yourself and enforce your rights
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Check whether your landlord gave you the Information Sheet
This is the single most important thing you can do right now. If you did not receive the official PDF by 31 May 2026, your landlord is in breach of the law. You can report them to your local council’s private rented sector enforcement team. The council has the power to issue a fine of up to £7,000. To check, look for an email attachment or a printed copy. A link to a webpage does not count. If you are unsure, ask your landlord in writing whether they have provided it. Keep a record of their response.
Understand your new notice periods
Because your tenancy is now periodic, you can leave by giving two months’ notice. Your landlord must give you at least two months’ notice too, but only if they have a valid Section 8 ground. If they try to give you less notice, or no notice at all, it is invalid. The only exception is if you have breached the tenancy in a serious way, like causing damage or not paying rent for two months. In those cases, the notice period can be shorter.
Prepare for the Private Rented Sector Database
From late 2026, the government will roll out a national database of all landlords and rental properties in England. You will be able to check whether your landlord is registered and whether they have any enforcement actions against them. This is a useful tool for anyone looking to rent a new property. Before you sign a new tenancy, check the database to see if the landlord has a history of non-compliance. If the database is not yet live in your area, you can still ask your landlord for proof of registration with a recognised landlord accreditation scheme.
- 1Check your inbox and postLook for the official Renters’ Rights Act Information Sheet PDF. If you did not receive it by 31 May 2026, your landlord may be liable for a fine.
- 2Report non-complianceContact your local council’s private rented sector team. They can investigate and issue fines. Keep a written record of your report.
- 3Challenge unfair rent increasesIf your landlord raises rent more than once a year or by an unreasonable amount, write to them stating your objection. If they do not back down, apply to the First-tier Tribunal.
- 4Report serious hazardsFor damp, mould, or other category 1 hazards, contact your local council’s environmental health department. They can inspect and order repairs.
If you are dealing with a dispute that feels too complex to handle alone, a tenant-landlord lawyer can give you specific advice on your situation without the cost of a full solicitor.
Frequently asked questions
Can my landlord still evict me if I have a pet? ▾
What happens if my landlord tries to evict me using Section 21 after 1 May 2026? ▾
Can my landlord increase the rent more than once a year if I agree to it? ▾
What counts as a valid reason for eviction under the new rules? ▾
Do I need a lawyer to challenge a rent increase or eviction? ▾
The Renters’ Rights Act is the most significant change to renting in decades, but it only works if you know what it says and are willing to act on it. My advice is to start with the Information Sheet — check you received it, and if you did not, report it. That single step puts you in control. From there, you can challenge unfair rent increases, ask for a pet, and know that you cannot be evicted without a real reason. The law is on your side now. Use it.
If this was useful, you might also want to read Is Your UK Deposit Safe? Mastering the Tenancy Deposit Scheme.
Sources and Further Reading
Negotiating Rent in the UK: Master the Art of the Deal — Practical tips for negotiating your rent under the new rules, including how to use the ban on bidding wars to your advantage.
The Renters’ Rights Act Information Sheet 2026. UK Government, 2026.
Historic Renters’ Rights Act now protecting millions — know your rights. Ministry of Housing, Communities and Local Government, 2026.
Renters’ Rights Act 2026: from data to impact. UK Data Service, 2026.
