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 from 15 December 2026, with a landlord ombudsman to follow.
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 follow: a national landlord database opens to landlords from 15 December 2026, region by region, and a binding landlord ombudsman is due later. This guide summarises what matters for tenants. It is information only, not legal advice.
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Content updated: 3 min read
Primary source: www.gov.uk/guidance/renters-rights-act-overview-for-tenants
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
Landlord registration on the Private Rented Sector Database starts on 15 December 2026 in the West Midlands and extends to other areas over the following 12 months. Tenant access to check a landlord comes later.
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?
Mostly not. Its tenancy reforms apply to private renting in England, and Wales, Scotland and Northern Ireland have their own tenancy laws. But the Act's ban on discriminating against renters with children or on benefits also applies in Scotland (from 1 May 2026) and Wales (from 1 June 2026).
What if my landlord gave a Section 21 notice before 1 May 2026?
Not any more. A section 21 notice served before 1 May 2026 could only be used if the landlord started court proceedings by the deadline, which was 31 July 2026 at the latest. 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.