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 must give you a section 8 notice if they want you to leave.

They need a reason to evict you.

How much notice you get depends on the reason they want you to leave.

For example:

• 4 weeks if you owe rent

• 4 months if your landlord wants to sell

• 4 months if they want to move in themselves

Read more on section 8 eviction notices if:

• your landlord is selling your home

• your landlord or their family member wants to move in

• you live in a student shared house

If you do not leave when the notice ends

Your landlord cannot make you leave straight away.

They can apply for a court order to evict you. There will always be a court hearing.

Sometimes the court can stop your eviction.

Our section 8 court hearings guide tells you:

• how long this takes

• what to expect

• when you could stop your eviction

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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

If you signed a fixed term agreement before 1 May 2026, you can ask if you can leave on the day the fixed term was due to end.

If your landlord says yes, get their agreement in writing. If they say no, you must give notice to end your tenancy.

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Your landlord can only increase your rent 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

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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.

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

You do not have to pay rent in advance until you sign a tenancy agreement.

You can only be asked to pay the advertised rent.

Councils can fine landlords who ask for or accept more.

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Landlords and agents must not refuse to rent to you because either:

• you claim benefits

• you're a family with children

Councils can fine landlords and agents who break these rules.

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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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