Renters' Rights Bill: changes for private tenants
The law is changing
The Renters' Rights Act will mean big changes for most private tenants in 2026.
We will update this page as soon as we know the date.
For now, your rights stay the same.
What to expect from the new law
Video: Renters' Rights Bill explained
Video transcript
The Renters' Rights Act will mean tenancies for private renters will be totally different.
So what's changing?
No more assured shorthold tenancies
Your agreement will change from an assured shorthold tenancy to an assured tenancy with stronger rights. Even if you signed an agreement that says 'assured shorthold tenancy'.
This will happen automatically and you don't need to do anything.
Your tenancy will also become periodic and will continue on a monthly basis. Even if you've already signed a fixed term contract.
No more section 21 evictions
Your landlord will no longer be able to use a no fault section 21 notice to evict you.
Instead, your landlord will only be able to evict you if they have a legal reason called a 'ground'. So for example, rent arrears or antisocial behaviour.
If your landlord gives you a valid eviction notice before the changes happen, your tenancy will not become assured straight away. Your landlord could ask the court for a possession order to evict you.
But they'll only have a limited time to do this. You can stop eviction if the section 21 notice or the section 8 notice is invalid.
Tell the court if the notice is not valid. You'll have an assured tenancy and stronger rights if the court agrees.
Ending a tenancy
If you want to end your tenancy, you'll need to give a longer notice of 2 months instead of the current 1 month.
That's unless you and the landlord agree a shorter notice period or a specific date that the tenancy and the liability to pay your rent ends.
Rent increases
There's also big changes to how your landlord can increase your rent.
They'll only be able to do this by giving you a section 13 rent increase notice. They'll also have to give you 2 months' notice of an increase instead of 1.
If you don't think your rent is in line with market rent levels in your area, you'll have 6 months from the start of your tenancy to ask a tribunal to review it.
When are the changes happening?
Follow Shelter's social media channels and check out our website for all the latest updates on the Renters' Rights Act.
Shelter adviser Jen explains the main Renters' Rights Bill changes coming in 2026.
[Video length: 2 minutes 10 seconds]
Table: The main changes
| Before Renters' Rights Act | After the law changes |
|---|---|
| You can be evicted for no reason with a section 21. | Landlords will need a legal reason to evict you with a section 8 notice. |
| Rent in advance is not limited. | Your landlord will only be able to ask for 1 month's rent in advance. |
| Your landlord might pressure you to agree to a rent increase at any time. | Your landlord can only put the rent up once a year. They must give at least 2 months' notice. |
| You might have a fixed term tenancy which makes it hard to leave early. | Most renters will have periodic tenancies. You can end your tenancy by giving notice. |
| You can often give 1 month's notice to end a periodic AST. | You will need to give at least 2 months' notice to end a periodic assured tenancy. |
Your rights will not change if you're a lodger who lives with your landlord.
No more section 21 notices
At the moment, your landlord can evict you without a reason.
Your landlord will not be able to give you a section 21 notice when the law changes. This means 'no fault' evictions will end.
Instead, private landlords will need a reason to evict you. For example, if:
you owe rent
your landlord is selling the property
Most private renters will have an assured tenancy. This will give you stronger rights than an assured shorthold tenancy (AST).
You could still be evicted if you get a valid section 21 before the law changes.
New 1 month limit on rent in advance
Your landlord will not be able to ask for more than 1 month's rent in advance.
Councils will be able to fine landlords who ask for or accept more.
Rent increases
Your landlord will only be able to put your rent up once a year.
You will get at least 2 months' notice of a rent increase.
Tenancy clauses that say the rent can go up in other ways will no longer apply.
You will be able to go to a tribunal if you think a rent increase is too much.
The tribunal:
can set a lower rent if they agree that the increase is too much
will not be able to put your rent up to more than your landlord wants
Your landlord will not be able to evict you for challenging a rent increase.
No more fixed term tenancies
There will be no more fixed term assured shorthold tenancies (AST).
If you have a fixed term AST, it will become a 'periodic' assured tenancy.
This means it will not have a set end date.
It will be a 'rolling' monthly or weekly tenancy.
Ending your tenancy
You will have to give 2 months' notice if you want to end your tenancy.
Your landlord will be able to agree to a shorter notice.
Your landlord can only end your tenancy by going to court. They will need a reason to evict you.
What the changes mean for your tenancy agreement
You will have an assured tenancy with stronger rights.
You will have these new rights even if your agreement still says 'assured shorthold'.
New tenants will get a written statement of terms before agreeing to a tenancy
This should have basic information like:
the rent
the landlord's name and address
Last updated: 16 October 2025
