Renters' Rights Act: changes for private tenants

These changes affect most private tenants.

Most private tenants now have an assured tenancy.

Before 1 May 2026, most private tenants had an assured shorthold tenancy (AST).

Your rights have not changed if you're a lodger who lives with your landlord.

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From 1 May 2026, your private landlord cannot give you a section 21 eviction notice.

This means most 'no fault' evictions have ended.

Instead, your landlord needs a reason to evict you.

They must use a section 8 notice.

Most private renters now have an assured tenancy. This gives you stronger rights and better protection from eviction.

Break clauses

Before the law changed on 1 May, some landlords put a 'break clause' in tenancy agreements as a way to end a tenancy for no reason.

You might have a break clause in your tenancy agreement if you signed it before 1 May 2026. Your landlord cannot use the break clause now.

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Your landlord needs a legal reason called a 'ground' to evict you.

For example, if:

• you owe rent

• your landlord is selling the property

They must give you a section 8 eviction notice. The notice says what ground your landlord is using.

How much notice you get depends on the ground your landlord uses.

The notice could be between 2 weeks up to 4 months.

Check our section 8 eviction notice guide for:

• how much notice you should get

• what to check on your notice

New section 8 eviction grounds

There are new section 8 eviction grounds including:

• your landlord is selling your home

• your landlord or their family member wants to move in

• you are a student with a private tenancy

If you do not leave when the notice ends

Your landlord must apply to a court for an order to evict you if you stay in your home after the date on your notice.

They must show the court that you should be evicted.

Sometimes the court can stop your eviction.

Read our section 8 court hearings guide on what to expect and to check if you could stop your eviction.

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Your landlord cannot ask for more than 1 month's rent in advance.

Councils can fine landlords who ask for or accept more.

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Your landlord can only put your rent up once a year.

They must give you at least 2 months' notice of a rent increase. They must use a special form.

Tenancy clauses that say the rent can go up in other ways cannot be used.

Challenge a rent increase

You can 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

• cannot put your rent up to more than your landlord wants

Our rent increase guide explains the changes.

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There are no more fixed term assured shorthold tenancies (AST).

If you had a fixed term AST, it is now a 'periodic' assured tenancy.

This means it does not have a set end date.

It is a 'rolling' monthly or weekly tenancy.

You do not need to do anything for this change to happen.

If you signed a fixed term tenancy agreement before 1 May 2026, it is now a periodic assured tenancy.

You have better protection from eviction because your landlord needs a reason to evict you.

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You usually have to give your landlord 2 months' notice if you want to leave.

You could give less than 2 months if either:

• your tenancy agreement says you can give a shorter notice

• your landlord agrees to a shorter notice in writing

More on how you can end your tenancy.

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Most private tenants now have an assured tenancy with stronger rights.

You have these new rights even if your tenancy agreement still says 'assured shorthold'. You do not need to do anything.

Landlords must give private tenants certain written information about their tenancy rights.

Read our guide to private tenancy agreements to find out

• your rights and what to check in your agreement

• what information your landlord must give you in writing

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You can ask to keep a pet in your rented home.

You need to:

• write to your landlord to ask for permission

• include a description of the pet you plan to have

Your landlord can only refuse if they have a good reason.

They normally have 4 weeks to reply in writing. They might ask for more information.

'No pets' clauses in tenancy agreements do not apply now. You can still ask your landlord to have a pet if your tenancy agreement says no pets.

Read our renting with pets guide to check your rights.

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Landlords and agents must not refuse to rent to you because you claim benefits or have children.

Councils can fine landlords and agents who break these rules.

Check your rights in our 'No benefits' and 'no children' discrimination guide.

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Your rights might not have changed on 1 May 2026 if your landlord gave you a valid eviction notice before this date.

This could be a:

• section 21 notice

• section 8 notice

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