Renters’ Rights Act – what tenants and landlords need to know

As well as being a solicitor (non-practising), for many years I have taught land law and researched landlord and tenant law. I have also taken an active interest in tenants’ and landlords’ rights and organised an event recently with Citizens Advice Barnet to let people know about the new Renters’ Rights Act which comes into effect from Friday 1 May 2026.  These important new changes will also impact students renting from private landlords.

The main changes for the private rented sector that tenants and landlords should be aware of are as follows:

No more fixed terms or end dates

There will be no more fixed term tenancies or end dates. Landlords cannot grant tenancies for a specific number of months or a year or any fixed period. Instead, there will be rolling tenancies, continuing usually from month to month, known as assured periodic tenancies. This is a great advantage to tenants, giving greater security to remain in the same home if they wish to do so.

Another new development will mean that tenants can leave by giving 2 months’ notice. This gives tenants much greater flexibility if they are unhappy with their property or need to move for any other reason. Landlords of existing tenancies will not need to issue new tenancy agreements to existing tenants, but they are required to give tenants the Renters’ Rights Act Information Sheet, available from the Government website, by 31 May 2026, outlining the changes in the law.

The end of no-fault evictions

This means Section 21 notices can no longer be served by landlords. Landlords cannot evict tenants without establishing one of the statutory legal grounds for possession, serving a section 8 notice under the Housing Act 1988 and applying for a court order if the tenant does not leave. The grounds include the landlord selling the property and the landlord or family moving into the property, although they cannot be used for the first 12 months of the tenancy. Other grounds include tenants’ arrears of rent, anti-social behaviour by tenants or other breaches of the tenancy agreement.

Rent increases will be restricted

Rent can only be increased once a year by a landlord serving a Section 13 notice and giving at least 2 months’ notice. Tenants can challenge increases that they believe are higher than the market rate, by applying to the First-tier Tribunal. Any increased rent will not take effect until after a decision by the Tribunal. Landlords must advertise a fixed rent and cannot accept higher offers than the advertised price. Landlords will only be able to ask for a maximum of one month’s rent in advance.

Pets, benefits and children

Tenants have the right to request to keep a pet. The landlord cannot unreasonably refuse the request. Other changes are that it becomes unlawful to discriminate against tenants on benefits and tenants with children. Landlords are no longer allowed to refuse accept new tenants because they are in receipt of benefits. Landlords also cannot reject new tenants because they have children unless, for example, the property would be too small or there are safety concerns.

How will this affect students?

For students renting from a private landlord: If you are a full-time student, your landlord may be able to evict you using possession ground 4A. For the 2026 academic year, landlords can serve a reduced two month notice if the notice is served between 1 May and 31 July 2026. After 2026, landlords must give at least four months’ notice, with the notice period expiring between 1 June and 30 September. Landlords must provide tenants with a Ground 4A Written Statement before serving the notice. Existing tenants must receive this statement by 31 May 2026 if the landlord intends to use ground 4A for the 2026 academic year.

Reforms to be introduced later

These include:

• A new Private Rented Sector Database. This will be a national register of landlords and rental properties on which landlords must register. It will be unlawful for landlords to let or market a property without being registered first.
• A new Private Rented Sector Ombudsman. The Ombudsman will resolve disputes between tenants and landlords without the need to go to court. Landlords will be obliged to join the scheme. 
• A new Decent Homes Standard. This will set minimum quality requirements that all private rented homes must meet. The property must be in a reasonable state of repair, have reasonably modern facilities and be free of serious hazards. 

For more information, see the Government's guide to the Renters' Rights Act.

Find out more about the Department of Law and Social Sciences at Middlesex University.