Nearly 11 million renters in England are now covered by the biggest shake-up to housing law in almost 40 years. That figure comes from the government’s own impact assessment, and it tells you something important: the rules that governed your last tenancy may no longer apply. If you’re renting, or planning to, the changes that took effect on 1 May 2026 affect almost everything — from how you can be asked to leave, to how much rent you can be asked to pay upfront.
I’ve been writing about UK property and tenancy law for years, and what strikes me most about this new legislation is how much it shifts the balance. The old system left a lot of room for confusion — and for landlords to exploit gaps in the rules. The Renters’ Rights Act 2025, which came into force on 1 May 2026, closes many of those gaps. But knowing the law exists is not the same as knowing how to use it. Here’s what you actually need to know.
What the Renters’ Rights Act Actually Changes
The most important thing to understand is that the old fixed-term contract — the one that ran for six or twelve months and then either ended or rolled over — no longer exists for new tenancies. Instead, every tenancy is now an assured periodic tenancy. That means it continues indefinitely until either you give two months’ notice or your landlord has a valid legal reason to end it. This is a fundamental shift, and it’s worth taking a moment to let it sink in.
What I’d do if I were renting right now: I’d check whether my tenancy agreement still references Section 21 or a fixed end date. If it does, those clauses are no longer enforceable. You don’t need a new contract — the law overrides the old terms. For more on how the eviction process has changed, I’ve covered the specific grounds landlords must now use in a separate guide.
Why These Changes Matter for Your Security and Finances
The practical effect of these changes is that you can no longer be evicted simply because your fixed term ended. Before May 2026, a landlord could serve a Section 21 notice with no reason at all — you could be a perfect tenant and still be asked to leave. That uncertainty made it hard to plan, to put down roots, or to challenge poor conditions without fear of retaliation.
Research cited in the government’s impact assessment showed that housing insecurity — frequent moves, the threat of eviction — directly undermines people’s ability to hold down a job, maintain social connections, and feel part of a community. That’s not abstract. If you’ve ever had to move at short notice because your landlord “decided to sell,” you know exactly what that feels like.
There’s also a financial angle. Landlords can now only ask for one month’s rent upfront. No more demanding six months’ rent in advance as a condition of signing. And bidding wars — where landlords let prospective tenants outbid each other on the monthly rent — are banned. The advertised rent is the rent.
What I notice most when I talk to renters is that many still don’t realise they can challenge a rent increase. If your landlord tries to raise the rent by an unreasonable amount — say, 30% — you can take the case to a tribunal. The tribunal will decide what a fair market rate actually is. That’s a powerful tool, and it’s one that very few people use simply because they don’t know it exists. If you’re worried about how a rent rise might affect your budget, a financial advisor can help you work through your options before the increase takes effect.
Where People Go Wrong — and How to Avoid It
The new law is strong, but it only works if you know how to use it. Here are the most common mistakes I see renters making, and what to do instead.
Assuming your landlord will follow the rules automatically
Many landlords are still operating under the old system. Some don’t know the law has changed. Others are hoping you don’t. The most common failure so far has been landlords not providing the official Information Sheet about the Renters’ Rights Act. By law, most landlords and letting agents must have given this to tenants by 31 May 2026. If they didn’t, they can be fined up to £7,000. If you never received it, you can report them to your local council. The Information Sheet must be the exact PDF from the government website — not a link, not a summary. If your landlord sent you a link, that doesn’t count.
Not challenging unfair rent increases
Landlords can only raise rent once a year. But many still try to push through increases more frequently, or by amounts that don’t reflect the local market. If you get a rent increase notice and it feels too high, you don’t have to accept it. You can apply to a tribunal to have the rent assessed. The process is straightforward: you fill out a form, pay a small fee (refundable if you win), and a tribunal decides the market rate. The key is to act quickly — you usually have a limited window to challenge the increase.
Not knowing you can ask for a pet
Under the new law, you have the right to request a pet, and your landlord must reasonably consider it. They cannot simply say no without a good reason. If they refuse unreasonably, you can challenge that. The law doesn’t guarantee you can keep a pet, but it does mean the old blanket “no pets” policy is no longer enforceable. If you’re worried about damage to the property, a small safe can help keep your valuables secure, but for the pet itself, the law is now on your side.
Not understanding the new eviction grounds
Section 21 is gone, but landlords can still evict you for valid reasons. The most common grounds are: you’re in rent arrears, you’ve breached the tenancy agreement, the landlord wants to sell the property, or the landlord or a close family member wants to move in. The key difference is that the landlord now has to prove the ground exists. If they claim they want to move in but don’t actually do so, you can challenge that. For a deeper look at how these grounds work in practice, I’ve written about the consequences of a lease breach and what counts as a valid reason for eviction.
→ Scroll right to see all columns
| Old Rule | New Rule | What It Means for You |
|---|---|---|
| Section 21 no-fault eviction | Banned entirely | Landlord must have a valid reason to evict |
| Fixed-term contracts (6–12 months) | Periodic tenancies only | No end date; you can leave with 2 months’ notice |
| Rent increases at any time | Once per year, challengeable | You can challenge unfair hikes at a tribunal |
| Bidding wars allowed | Advertised rent is the maximum | No more being outbid on the monthly rent |
How to Exercise Your New Rights — A Practical Guide
Writing about topics like this takes real time and research. If you buy something through an Amazon link on this page, I may earn a small commission — at no extra cost to you. It’s one of the things that makes it possible to keep BritWealth free to read. I only link to products that are genuinely relevant to the article.
The law has changed, but knowing your rights is only half the battle. Here’s how to actually use them.
Check whether your landlord gave you the Information Sheet
If you were a tenant on or before 31 May 2026, your landlord or letting agent should have given you the official Information Sheet. If they didn’t, they’re breaking the law. The fine is up to £7,000. You can report them to your local council’s private renting team. The Information Sheet must be the exact PDF from the government website — not a link, not a summary. If you received a link, that’s not valid. You can download the correct PDF yourself from the government’s website and compare it to what you were given.
Challenge unfair rent increases
If your landlord tries to raise the rent by more than the market rate, or more than once a year, you can challenge it. Here’s the process: first, write to your landlord explaining why you believe the increase is unreasonable. If they don’t back down, you can apply to the First-tier Tribunal (Property Chamber) for a determination of the market rent. The application form is available on the government’s website. There’s a small fee, but it’s refunded if the tribunal finds in your favour. The tribunal will set a rent based on comparable properties in your area. If you’re unsure about the process, speaking to a tenant-landlord lawyer can clarify your options before you submit anything.
Request a pet properly
If you want to keep a pet, you need to make a formal written request to your landlord. They must respond within a reasonable time — usually 28 days — and give a valid reason if they refuse. Valid reasons might include the property being unsuitable (e.g., no outdoor space for a dog) or the pet causing damage. A blanket “no pets” policy is no longer acceptable. If your landlord refuses unreasonably, you can challenge the decision through the new Private Rented Sector Ombudsman once it’s fully operational, or through the courts. In the meantime, a carbon monoxide alarm is a sensible addition to any rented home — and it’s something your landlord should already be providing.
What’s coming next — and how to prepare
Phase 2 of the Renters’ Rights Act is expected from late 2026 onwards. This includes a Private Rented Sector Database — a register of all landlords and rental properties in England — so you can check who you’re renting from before you sign. There will also be a free complaints service through a new Private Landlord Ombudsman, which will handle disputes without going to court. Further down the line, the government plans to extend Awaab’s Law to private rentals, forcing landlords to fix serious hazards like damp and mould within strict timeframes. By 2030, all privately rented homes must meet an EPC rating of C or better. By 2035, a new Decent Homes Standard will apply to private rentals for the first time. If your current home is cold, damp, or energy-inefficient, start documenting it now — those records will be useful when the new standards come into force.
Frequently Asked Questions
Can my landlord still evict me if I haven’t done anything wrong? ▾
What happens if my fixed-term tenancy ends after 1 May 2026? ▾
Can my landlord increase the rent by any amount? ▾
What should I do if my landlord hasn’t given me the Information Sheet? ▾
Can I be refused a tenancy because I receive benefits or have children? ▾
What counts as a valid reason for a landlord to take back the property? ▾
Sources and Further Reading
Short-term vs long-term lets: which is right for you? — A practical comparison if you’re deciding what type of tenancy suits your situation under the new rules.
Apartment hunting in the UK: avoid these rookie mistakes — Common pitfalls to watch for when searching for a rental, from deposit traps to hidden fees.
The Renters’ Rights Act Information Sheet 2026. Ministry of Housing, Communities and Local Government, 2026.
Historic Renters’ Rights Act now protecting millions: know your rights. MHCLG Media Blog, 2026.
Renters’ Rights Act 2026: the data behind the law. UK Data Service, 2026.
