Renters' Rights Act: what tenants need to know
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Quick answer: From 1 May 2026, the Renters' Rights Act 2025 gives most England private tenants assured periodic tenancies, ends Section 21 no-fault evictions, limits rent increases to once a year via Section 13, and phases in a landlord register and ombudsman from late 2026.
The Renters' Rights Act 2025 is the biggest change to private renting in England for a generation. Phase 1 took effect on 1 May 2026, converting most assured shorthold tenancies into rolling assured periodic tenancies and abolishing Section 21. Further reforms — including a national landlord database and binding ombudsman — follow from late 2026. This guide summarises what matters for tenants. It is information only, not legal advice.
Assured periodic tenancies from 1 May 2026
Your tenancy now rolls on weekly or monthly until you or your landlord ends it lawfully. Fixed end dates in older agreements no longer apply. You can leave at any time with at least two months' written notice.
Landlords must provide written key terms for new tenancies and, for existing tenants, the government Renters' Rights Act Information Sheet 2026 by 31 May 2026 where required.
Eviction and rent rules
Landlords can no longer use Section 21. To regain possession they must serve a Section 8 notice citing a specific ground — such as rent arrears, anti-social behaviour, or wanting to sell or move in — and apply to court if you do not leave.
Rent review clauses no longer increase rent automatically. Landlords must use form 4A once every 52 weeks. Deposit protection and prescribed information remain mandatory, and courts generally cannot grant possession on most grounds if deposits are not properly protected.
What comes next
From late 2026, landlords must register on the Private Rented Sector Database. Tenants will be able to check whether a landlord is registered once the database is live in their area.
A Private Rented Sector Landlord Ombudsman will offer binding dispute resolution. Mandatory membership is expected from 2028 once the scheme is fully scaled. Free advice is available from Shelter, Citizens Advice and the Housing Loss Prevention Advice Service.
Common questions
Does the Act apply in Wales, Scotland or Northern Ireland?
No. The Renters' Rights Act 2025 applies to private renting in England. Wales, Scotland and Northern Ireland have their own tenancy laws.
What if my landlord gave a Section 21 notice before 1 May 2026?
Notices served before that date under the old rules may still be valid in some circumstances. Seek advice quickly if you receive any possession notice — timing and procedure matter.
Can my landlord refuse pets automatically?
The Act introduces a right to request pets, which landlords must consider and cannot unreasonably refuse. Specific rules and exceptions are set out in gov.uk guidance — check the latest position for your tenancy.