Changes to Tenancy Law From 1 May 2026
The Renters’ Rights Act – What Tenants and Landlords Need to Know
From 1 May 2026, major changes to the private rental sector will come into effect under the Renters’ Rights Act 2025. These new laws will give tenants more rights and introduce new responsibilities for landlords. The changes will automatically apply to most private rented tenancies in England, even if tenancy agreements are not updated.
This guide explains the most important changes and how they may affect tenants and landlords.
Who Do These Changes Apply To?
The new rules apply to:
- Private rented sector tenants
- Assured tenancies
- Assured shorthold tenancies (AST)
The rules do NOT usually apply to:
- Social housing tenants
- Lodgers living with a landlord
If you are renting privately, these changes will likely affect your tenancy from May 2026.
Fixed-Term Tenancies Are Being Abolished
One of the biggest changes is that fixed-term tenancies will no longer exist.
Currently, many tenancies run for fixed terms such as 6 or 12 months. From 1 May 2026, all tenancies will automatically become rolling tenancies (periodic tenancies).
This means:
- Your tenancy will continue until you or the landlord end it legally
- There will be no fixed end date
- Most tenancies will run monthly
Your tenancy will only end if:
- You give notice
- Your landlord has a legal reason to end it
- Both tenant and landlord agree to end the tenancy
Assured Shorthold Tenancies Are Being Removed
The term Assured Shorthold Tenancy (AST) will be abolished.
All existing AST agreements will automatically become:
Assured Periodic Tenancies
This change does not mean your tenancy ends — it simply changes the legal structure of the tenancy.
Rent Increase Rules Are Changing
From May 2026, landlords will no longer be able to use rent review clauses in tenancy agreements for new rent increases.
Instead:
- Rent can only be increased once per year
- Landlords must give at least 2 months’ written notice
- Rent increases must be in line with market rates
- Tenants can challenge increases at a First-tier Tribunal
This gives tenants more protection from unfair rent increases.
Section 21 Evictions Are Being Abolished
Another major change is the removal of Section 21 evictions, often called “no-fault evictions”.
Currently, landlords can evict tenants without giving a reason using Section 21.
From 1 May 2026, this will no longer be allowed.
Landlords will only be able to evict tenants if they have a legal reason, known as grounds for possession.
Common legal reasons include:
- Rent arrears
- Anti-social behaviour
- Property damage
- Landlord wants to sell the property
- Landlord or family member wants to move in
In most cases, landlords must serve a Section 8 notice and may need to go to court.
Notice Periods and Court Process
If a landlord wants possession of the property:
- They must serve a Section 8 notice
- Give the required notice period
- Apply to court if the tenant does not leave
- A judge will decide if eviction is allowed
Tenants will have the opportunity to explain their situation in court.
Free legal advice is available through housing advice services before court hearings.
Tenants Ending a Tenancy
Tenants will have more flexibility and can end a tenancy at any time by giving notice.
Rules:
- Notice must be in writing
- Must give at least 2 months’ notice
- Tenancy must end on a rent payment date (or day before)
- Shorter notice can be agreed in writing with landlord
New Rules About Pets
From May 2026, tenants will have the right to request a pet.
Landlords:
- Cannot unreasonably refuse
- Must give a written reason if refusing
- Requests must be considered case-by-case
- Tenants may challenge refusal in court
This is a major change for renters who want pets.
Rules for Student Tenancies
There will be special rules for student accommodation.
Landlords may be able to evict students at the end of the academic year if:
- Proper notice is given
- Notice period is at least 4 months
- Eviction date is between 1 June and 30 September
Important Dates to Know
| Date | Change |
|---|---|
| Before 1 May 2026 | Old tenancy rules apply |
| 1 May 2026 | New Renters’ Rights Act rules start |
| 31 May 2026 | Landlords must provide written tenancy info if none exists |
What This Means for Tenants
The new law will:
- Increase tenant security
- Remove no-fault evictions
- Limit rent increases
- Allow tenants to request pets
- Remove fixed-term contracts
- Give more legal protection
Overall, the changes are designed to make renting more secure and fair for tenants.
What This Means for Landlords
Landlords will need to:
- Use legal grounds to regain possession
- Follow new rent increase rules
- Provide proper written tenancy information
- Consider pet requests fairly
- Prepare for rolling tenancies instead of fixed terms
Landlords should review tenancy agreements and processes before May 2026.
Final Thoughts
The Renters’ Rights Act 2025 represents one of the biggest changes to the rental market in many years. Both tenants and landlords should understand these changes before they come into effect on 1 May 2026.
If you are unsure how these changes affect your tenancy or rental property, it is important to seek advice from a professional letting agent or legal advisor.
CR Real Estate will continue to keep landlords and tenants updated as more guidance becomes available.
