The Renters Rights Act
Know your rights!
From 1 May 2026 the new Renters’ Rights Act will give millions of renters stronger protection, fairer rules and more security in their homes.
With less than 2 weeks to go now is the time to get to know your rights.
What is changing
• No More Fixed Contracts
Fixed term Assured Shorthold Tenancies will end and all tenancies will become periodic which means that all tenancies both existing and new will become periodic, meaning they will continue on a rolling basis with no fixed end date. This will give renters more flexibility. Tenants can end the contract with two months’ notice as well.
• Fairer Rent Rules
Landlords can only raise rent once a year and renters can also challenge unfair hikes.
• No more ‘no fault’ evictions
Landlords in the private sector will not be able to evict tenants without a valid reason. Section 21 Notices will be abolished. All possession claims will rely on revised and expanded Section 8 grounds for selling and specific rules for certain student properties and will require a valid Section 8 ground supported by appropriate evidence where necessary.
• Ground for selling a property
A new section 8 ground will allow possession where the landlord intends to sell the property. This ground cannot be used within the first 12 months of a new tenancy. If it is relied upon the property cannot be relet for 12 months after possession is obtained.
• Student Lettings, Ground 4A
A revised ground will apply to properties let to three or more full time students, where the landlord intends to relet the property to a new group of full time students in the following academic year.
To rely on this ground:
o All tenants must be full time students when the tenancy is granted
o The landlord must intend to relet to full time students for the next academic year
o At least four months notice must be served
o The expiry date must fall between 1 June and 30 September
o The tenancy must be agreed no more than six months before it starts
o Written notice must be given before the tenancy is entered into that this ground may be relied upon
If tenants do not leave after notice is served, court timescales could exceed six months which may not align with traditional student reletting cycles. In practice, negotiation and clear communication will remain essential.
This ground will not apply to one or two bedroom properties, or properties let to a mix of students and non-students.
• Rent arrears and tenancy breaches
Notice can still be served for tenancy breaches and rent arrears. The mandatory rent arrears ground will require three months’ arrears, rather than two months, to be outstanding. Discretionary rent arrears grounds will remain available.
• No Bidding Wars
Landlords must stick to no more than advertised rent price.
• One month’s rent upfront
Landlords cannot ask for more than one months rent in advance.
Rent increases will be limited to once per year.
• No discrimination
It will be illegal to refuse tenants just because they receive benefits or have children.
• New rules on pets
Renters can now ask to live with a pet and landlords must consider it fairly.
What does this mean for Landlords
Landlords will still be able to regain possession of their property for clear reasons
o Selling the property
o Moving in themselves
o Rent arrears
o Anti-social behaviour
This therefore gives the aim to strike a fair balance between renters and landlords which will make the system more stable, safer and easier to understand.
More improvements from late 2026
From late 2026 it is expected that more improvements will be rolled out. These are:
o Private Rented Sector Database
o Private Landlord Ombudsman
o Extending Awaab’s law for quick action for landlords to fix hazards
o Greener Homes by 2030
o Decent Home Standard for private rentals
The Renters’ Rights Act Information Sheet
The Government has published the final version of the Official Renters’ Rights Act Information Sheet.
This document sets out the key changes for tenants ahead of reforms coming into force. Letting agents and landlords now have a clear legal duty to provide this document to relevant tenants with a strict 31 May 2026 deadline. There is financial penalties for non-compliance.
Agents must ensure that each named tenant receives this document where the tenancy:
o Is an assured shorthold tenancy
o Was created before 1 May 2026
o Has a written record of terms (including partially written agreements)
Lodgers are excluded from this requirement.
For tenants with verbal agreements, agents cannot use the Information Sheet and instead they must provide written details outlining the key terms of the tenancy.
A link to the Information Sheet is below:
How will you know to exercise your new rights?
Landlords will be responsible for sticking to these new rules. Your local councils will have stronger powers to act if landlords breach these rules.
With less than a month to go a guide to the Renters Rights Act is below to enable you to get informed so you are ready when the new protections come into place:
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