Quick take: The Renters Rights Act is the most significant change to private renting in England in over 30 years. It abolishes “no-fault” Section 21 evictions, ends fixed-term tenancies, and introduces new rules on rent increases. Most provisions are expected from mid-2026.

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The Big Change: No More Section 21

Currently, landlords can end an assured shorthold tenancy by serving a Section 21 notice, which requires no reason. Under the new Act, Section 21 is abolished. Landlords will only be able to evict using Section 8, which requires specific grounds:

• Rent arrears (typically two months or more)

• Antisocial behaviour

• The landlord wanting to sell

• The landlord or a close family member wanting to move in

1. No More Fixed-Term Tenancies

Assured shorthold tenancies will be replaced by periodic tenancies that roll monthly. There will be no fixed end date. Tenants will be able to leave by giving two months’ notice at any time, without needing a break clause. Existing fixed-term tenancies will automatically convert once the provisions come into force.

2. Rent Increases

Landlords will only be able to increase rent once per year, using the Section 13 notice procedure, with at least two months’ written notice. Tenants can challenge an increase at the First-tier Tribunal if they believe it is above market rate.

Rent review clauses in tenancy agreements will no longer be valid for determining increases. Only the Section 13 process will apply. This is a significant change for tenants currently subject to aggressive contractual rent review clauses.

3. Pets

Tenants will have the right to request permission to keep a pet, and landlords cannot unreasonably refuse. However, landlords can require pet damage insurance. What counts as “reasonable” will depend on circumstances: refusing a cat in a house with a garden would be harder to justify than refusing a large dog in a small studio flat.

4. Bidding Wars and Advance Rent

The Act prohibits landlords and agents from accepting offers above the advertised rent. It also limits the rent that can be required in advance. Landlords will generally not be able to ask for more than one month’s rent upfront.

When Do These Changes Take Effect

The Act received Royal Assent in late 2025. Most provisions are expected to take effect from around May 2026, but exact dates for specific provisions may vary. Check GOV.UK for the latest implementation timeline.

FAQ

Does this apply to Scotland and Wales?

No. The Renters Rights Act applies to England only. Scotland has its own tenancy regime (Private Residential Tenancy) and Wales has the Renting Homes (Wales) Act 2016.

Can my landlord evict me to sell the property?

Yes, but they will need to use the specific Section 8 ground for sale. They must give you at least two months’ notice, and if the property is not genuinely put on the market, you may have recourse.

For related guidance, see our guide to landlord checklist: what happens on 1st May 2026 (Renters’ rights act).

For another tenant-rights issue, see our guide to invalid Section 8 eviction notices and tenant defences.

Disclaimer: This article is general information, not financial, tax, or legal advice.