The Renters' Rights Act: what it means for landlords and tenants

Private renting in England changed significantly on 1 May 2026.

The Renters' Rights Act 2025 has introduced a new tenancy system and new rules for landlords, tenants and letting agents. The aim is to create a rental market that is clearer, fairer and more secure — while ensuring landlords can still recover possession of a property where there is a valid reason.

Here is a practical overview of what the changes mean.

A new system for private tenancies

Most assured shorthold tenancies have now become assured periodic tenancies.

This means that, rather than having a fixed end date, tenancies continue on a rolling basis — usually monthly. Existing tenancy agreements do not necessarily need to be replaced, but the new legal framework applies even where an older agreement says something different.

For tenants, this offers more flexibility and greater security in their home. For landlords, it makes careful tenancy management, documentation and communication more important than ever.

Section 21 has ended

One of the most widely discussed changes is the abolition of Section 21 “no-fault” evictions.

From 1 May 2026, landlords can no longer use Section 21 to seek possession of a privately rented property. Instead, they must use the Section 8 process and rely on a valid legal reason — known as a ground for possession.

This does not mean landlords cannot regain possession of their property. Valid grounds can include:

• serious rent arrears
• antisocial behaviour
• a landlord needing to move into the property
• a landlord intending to sell the property

The process must be followed correctly, using the right forms, evidence and notice periods. For example, landlords generally cannot use the selling or moving-in grounds during the first 12 months of a tenancy.

What landlords should do

The new rules make good record-keeping and proactive management essential.

Landlords should ensure they:

• understand the possession grounds available to them
• use the correct notices and forms
• keep clear records of rent payments, inspections, repairs and communication
• meet deposit-protection requirements
• provide tenants with the required written information
• review rent-increase, tenancy and maintenance processes

For existing written tenancies, landlords or their managing agents were required to provide every named tenant with the Government's official Renters' Rights Act Information Sheet by 31 May 2026.

For new tenancies agreed from 1 May 2026, landlords must provide prescribed written information about the key terms before the tenancy is agreed or signed.

At The Accommodating Company, we are working with our landlords to make sure their managed properties and tenancy records remain up to date.

What tenants need to know

The Act introduces a number of changes designed to give tenants more clarity and protection.

Rent increases

Landlords can generally increase rent only once every 12 months, and not during the first 12 months of a new tenancy.

They must give at least two months' notice using the prescribed process. Any proposed increase must reflect market rent, and tenants can challenge an increase they believe is above the market level.

Rental bidding is banned

Properties must be advertised at a clear rent. Landlords and agents cannot invite, encourage or accept offers above that advertised price.

This should make the process more transparent for tenants searching for a home.

Limits on rent in advance

Rent cannot be requested, encouraged or accepted before a tenancy agreement has been signed.

Once the agreement is signed, a landlord can request no more than one month's rent in advance.

Requests to keep a pet

Tenants now have the right to ask for permission to keep a pet.

Each request must be considered on its individual circumstances. A landlord cannot unreasonably refuse a request and should provide written reasons if they decide not to agree.

Ending a tenancy

A tenant can end an assured periodic tenancy by giving at least two months' written notice.

The notice should usually end on a rent due date, or the day before one. A shorter notice period can be agreed in writing between the landlord and tenant.

A fairer, clearer renting experience

The Renters' Rights Act is a major change for the private rented sector. It brings additional responsibilities for landlords, while giving tenants greater transparency and security.

For both sides, the most important thing is clear communication and a properly managed tenancy from the outset.

Whether you are a landlord reviewing your obligations or a tenant with questions about your home, The Accommodating Company is here to help.