Published: 13 July 2026

Introduction

The Renters’ Rights Act introduces some of the biggest changes to private renting in England in recent years. From 1 May 2026, new rules will apply to many private tenants and landlords, changing how tenancies work, how rent can be increased, and when landlords can end a tenancy.

If you currently rent a property in England or are planning to rent in the future, it’s important to understand how these changes may affect your rights and responsibilities.

This guide provides general information about the Renters’ Rights Act. It is intended for informational purposes only and should not be considered legal advice.

Who Will the Renters’ Rights Act Affect?

The new legislation mainly applies to tenants with:

• Assured Tenancies
• Assured Shorthold Tenancies (ASTs)

An Assured Shorthold Tenancy (AST) is the most common type of tenancy in the private rental sector. If you rent a house or flat from a private landlord, there is a good chance your tenancy is an AST.

However, these changes generally do not apply to people living in:

• University-owned accommodation
• Purpose-built student accommodation (PBSA) operating under an approved code of practice
• Social housing
• Lodger arrangements

These types of accommodation usually operate under a license agreement or common law tenancy rather than an assured shorthold tenancy.

Key Changes Coming into Effect from 1 May 2026

The Renters’ Rights Act introduces several important changes designed to strengthen tenant protections across England.

1. Section 21 “No-Fault” Evictions Will End

One of the most significant reforms is the abolition of Section 21 notices.

Previously, landlords could ask tenants to leave at the end of their tenancy without providing a specific reason.

From 1 May 2026, landlords must have a legal reason for ending a tenancy.

2. New Ground 4A Notices for Student Properties

A new possession ground known as Ground 4A has been introduced specifically for certain student housing.

This allows landlords to regain possession of student properties at the end of an academic year, provided certain legal conditions are met.

3. Rent Increases Will Be Limited

Under the new rules:

• Rent can generally only be increased once every 12 months.
• Landlords must provide at least two months’ written notice before any increase takes effect.
• Tenants have the right to challenge unreasonable rent increases through the appropriate tribunal.
• Challenging a rent increase cannot be used as a reason for eviction.

4. Fixed-Term Tenancies Will Be Replaced

Traditional fixed-term tenancy agreements will move towards periodic (rolling) tenancies.

Rather than ending automatically after a fixed period, the tenancy will continue until either the tenant or landlord ends it following the legal process.

5. Tenant Notice Period

If tenants wish to leave their property, they will normally need to provide at least two months’ notice, unless a different arrangement has been agreed with the landlord.

6. Keeping Pets

The new legislation gives tenants greater opportunity to request permission to keep a pet.

Landlords cannot refuse a request without a valid reason and should be able to justify their decision where required.

7. Deposit and Rent in Advance

The Act limits financial demands at the start of a tenancy.

Generally:

• Deposits cannot exceed one month’s rent.
• Rent requested in advance cannot exceed one month’s rent.

8. Rental Bidding Wars Will Be Prohibited

Landlords and letting agents will no longer be permitted to encourage tenants to bid above the advertised rental price.

This aims to make renting fairer and more transparent.

Can Landlords Still End a Tenancy?

Although Section 21 notices are ending, landlords will still be able to regain possession of their property using legal grounds under Section 8.

Examples include:

• Serious rent arrears.
• The landlord intends to sell the property.
• The landlord wishes to move back into the property.
• Anti-social behaviour by tenants.
• Other legal grounds set out within housing legislation.

Each case must follow the correct legal process.

Understanding Ground 4A for Student Accommodation

Ground 4A has been created to help manage student housing cycles.

A landlord may rely on Ground 4A if all of the following apply:

• Every tenant is, or becomes, a full-time student.
• The property is intended to be re-let to another group of students.
• The landlord provides at least four months’ notice.
• The required move-out date falls between June and September.

If these conditions are not met, tenants will usually remain on a periodic tenancy unless they choose to give notice themselves.

Giving Notice to End a Tenancy

If tenants decide to leave their rented property, they should ensure that their notice is valid.

A valid notice should generally

• Be provided in writing.
• Clearly state the intended move-out date.
• Give at least two months’ notice.
• End on the final day of a rental period where required under the tenancy.

Always review your tenancy agreement for any additional requirements.

What Happens to Existing Tenancies?

Many tenants signed tenancy agreements before the Renters’ Rights Act came into force.

Where applicable, landlords are expected to provide information explaining how the new legislation affects existing tenancy arrangements.

Tenants should carefully read any communication they receive and understand how the new rules apply to their individual circumstances.

What If You’ve Already Signed for Next Year?

Students who have already signed an Assured Tenancy or Assured Shorthold Tenancy for the following academic year will generally continue under that agreement.

Landlords are expected to explain how the Renters’ Rights Act affects those agreements and what changes will apply after implementation.

Will Guarantors Still Be Required?

The Renters’ Rights Act does not remove guarantor requirements.

Many landlords may continue asking for a guarantor, particularly where tenants have limited rental history or lower income.

International students may still find guarantors difficult to obtain and may choose to use specialist guarantor services, although these services usually charge a fee.

Before using any guarantor service, tenants should compare providers carefully and understand all associated costs.

Leaving a Shared House

In many shared houses, everyone signs one tenancy agreement as joint tenants.

If one joint tenant serves notice, it may affect the tenancy for everyone named on the agreement.

For this reason, tenants should:

• Speak with their housemates.
• Inform the landlord.
• Discuss whether a replacement tenant can be found.
• Agree on any new tenancy arrangements if necessary.

Good communication can often prevent unnecessary disruption.

Keeping Pets Under the New Rules

The Renters’ Rights Act gives tenants greater flexibility to request permission for pets.

However, responsible pet ownership remains important.

Before bringing a pet into rented accommodation, consider:

• Whether the property is suitable.
• The needs of the animal.
• Your lifestyle and work or study commitments.
• The views of other occupants in shared accommodation.
• Any additional responsibilities that come with pet ownership.

How Could These Changes Affect the Rental Market?

The long-term impact of the Renters’ Rights Act is still developing.

Many housing experts believe the legislation will improve security for tenants while also creating clearer rules for landlords.

For student housing, the introduction of Ground 4A may also change when landlords begin advertising properties for the next academic year, helping reduce pressure on students to commit to accommodation too early.

Frequently Asked Questions

Does the Renters’ Rights Act apply across the UK?

The Act applies to private renting in England. Different rules may apply in Scotland, Wales and Northern Ireland.

Can my landlord still increase my rent?

Yes, but generally only once every 12 months with at least two months’ notice.

Can I challenge a rent increase?

Yes. Tenants may be able to challenge an increase through the appropriate tribunal if they believe it is unreasonable.

Can I still be evicted?

Yes. Landlords can still seek possession using valid legal grounds under Section 8.

Are Section 21 notices still available?

No. Section 21 “no-fault” evictions are being abolished under the new legislation.

Can I request permission for a pet?

Yes. Tenants can request permission, and landlords should have a valid reason if they refuse.

Do I still need to give notice before leaving?

Yes. In most cases, tenants will normally need to provide at least two months’ notice unless another arrangement has been agreed upon.

Final Thoughts

The Renters’ Rights Act represents one of the most significant reforms to private renting in England for many years. The legislation aims to provide greater security for tenants while creating a clearer legal framework for landlords.

Whether you are renting privately for the first time, moving into student accommodation, or already living in a rented property, understanding these new rules can help you make informed decisions about your tenancy.

Because every tenancy is different, tenants and landlords should always review their own tenancy agreement and seek professional advice where necessary if they are unsure how the law applies to their situation.