How to prepare for the Renters' Rights Act

• No fixed‑term tenancies. From 1 May 2026, tenancy agreements will move from Assured Shorthold Tenancies (AST), which typically have a fixed term of 6 or 12 months, to a new Assured Tenancy. This means tenants can stay in the property until they choose to end the tenancy, or until the landlord serves a valid notice or obtains a court/possession order.
• Assured Tenancies will not renew, the tenancy will continue on a rolling basis until ended by either the tenant or the landlord.
• Tenants will be able to end the tenancy at any time, provided they give two months’ written notice.

Tenancy agreements overview

From 1 May 2026, landlords will no longer be able to evict a tenant by serving a Section 21 notice.

To regain possession of a property, landlords must rely on a Section 8 notice, which requires one or more specific legal grounds for possession.

These grounds include situations where a landlord intends to sell the property, move into it themselves, or provide accommodation for a close family member.

Section 8 grounds also cover tenant fault situations, such as serious rent arrears or anti social behaviour.

In all cases, landlords must meet the relevant notice requirements and obtain a court order before eviction.

Evicting tenants overview

• Landlords will only be able to charge up to one month's rent in the 'pre-tenancy' period. This is the time between all parties signing the tenancy and the tenancy starting. Landlords cannot request or accept any rent before this 'pre-tenancy' period.
• Once the tenancy has started, tenants can choose to pay rent early, but landlords cannot request early payment.
• When a property is listed or advertised for rent, the listing must include a specific rental price. Landlords cannot ask for or accept more than the amount advertised.
• Rent increases will be allowed once per year and not within the first 12 months of the tenancy.
• Any rent increase must follow the Section 13 process, which requires giving tenants at least two months' notice and completing a Form 4A: Landlord's notice proposing a new rent.

• If a tenant has children, landlords will not be able to refuse them unless an exception applies and the landlord can demonstrate it is a “proportionate means of achieving a legitimate aim” (PMLA). Examples include shared accommodation, overcrowding concerns, licensing restrictions, or safeguarding requirements.
• If a tenant receives benefits, landlords will not be able to refuse them unless there is an existing insurance policy (in place before 1 May 2026) that prohibits letting to people who receive benefits.
• If a tenant requests permission to keep a pet, landlords must consider the request and respond within a set timeframe. If they refuse, the refusal must be based on valid reasons.