The Renters’ Rights Act Explained: Big Changes Are Coming
The Renters’ Rights Act is officially coming into effect on 1 May 2026 – and if you’re a landlord or a tenant, it’s something you’ll want to have on your radar. It’s one of the biggest changes to renting in England in decades, and it’s going to affect how tenancies work across the board.
From 1 May, the new rules kick in straight away, and all existing tenancies will move over to the new system – ready or not.
So whether you’re renting out a property or living in one, here’s what you need to know…
No more fixed-term tenancies
From 1st May 2026, all assured shorthold tenancies will automatically switch to rolling, open-ended agreements. In simple terms, all tenancies become monthly rolling. For tenants, this brings greater flexibility, as they can end a tenancy at any time by giving two months’ notice.
Section 21 “no-fault” evictions will be banned
Under the new Renters’ Rights rules, landlords will only be able to evict tenants for valid, legally defined reasons under Section 8, meaning they must clearly prove a specific ground such as persistent rent arrears or serious anti-social behaviour.
If a landlord intends to sell the property or move in themselves, they must give at least four months’ notice, but they are restricted from serving this notice within the first 12 months of a tenancy. In addition, once a property is repossessed for sale or owner-occupation, it cannot be re-let for 12 months, or the landlord may face penalties and compensation requirements.
Rent increases
From 1st May, rent can only be increased once every 12 months, and the increase must be made with at least 2 months’ notice. If a tenant thinks the increase is too high, they can challenge it and take it to the First-tier Tribunal to review whether it’s actually in line with the market.
Blanket bans on those on benefits or with children are no longer allowed.
Landlords and agents can’t refuse to rent to someone just because they’re on housing benefits or have children.
That said, landlords can still do proper checks on tenants. You can still look at whether someone can afford the rent, ask for references, or request a guarantor. The key difference is how decisions are made – it’s about fairness, not removing due diligence.
All tenants have the right to request a pet…
From 1st May, landlords can’t apply a blanket ban on pets. Tenants will be able to request permission to keep a pet, and landlords can only refuse pets on “reasonable grounds.”
For example, refusal might be valid where pets aren’t allowed under a superior lease, where the property genuinely isn’t suitable, or where there’s a serious issue, such as a medical allergy in the building.
Landlords must provide existing tenants with the official Renters’ Rights Act Information Sheet or face fines of £7000.
Under the Renters’ Rights Act, landlords are legally required to give all existing tenants an official government-issued Information Sheet that explains how the new rules will affect their tenancy.
This applies to most tenancies that were in place before 1st May 2026. The document must be the exact official version and must be delivered to every named tenant by 31st May 2026. Landlords who fail to provide it correctly or on time could face financial penalties of up to £7000.
No more rent in advance
Landlords and agents can’t ask for more than one month’s rent upfront before a tenancy starts. They also can’t force tenants to pay rent in advance during the tenancy. Any clause in a tenancy agreement that tries to require advance rent like this won’t hold up and can’t be enforced.
We’re here to help
If you’re unsure how these changes might affect your property or portfolio, the Castles lettings and management team is here to help and happy to talk it through with you. Consult our landlord information page or get in touch with our team here.
