Renters’ Rights Act: what changed for tenants in England — evictions, rent rises, deposits and pets

Since 1 May 2026 private renting in England has run on new rules. The Renters' Rights Act received Royal Assent on 27 October 2025, and most of its provisions came into force on that date — immediately and for everyone, including people renting under an older agreement. Nothing had to be re-signed: tenancies moved into the new regime automatically.

Here is what changed and how to use it. The Act applies to England; Scotland, Wales and Northern Ireland have their own rules.

Do tenancies with a fixed end date still exist?

The familiar assured shorthold tenancy — six or twelve months with a fixed end date — has been abolished as a category. On 1 May 2026 all of them became assured periodic tenancies: open-ended, running weekly or monthly depending on how rent is paid.

What that means for a tenant: you can no longer simply be "not renewed". The tenancy continues until one side ends it under the rules — and the two sides now have different rules.

Can you still be evicted without a reason now Section 21 has gone?

This is the central change. From 1 May 2026 the section 21 procedure — an eviction notice with no reason given — no longer exists. A landlord who wants the property back must state a lawful ground and prove it if the case reaches court.

Grounds do exist: the landlord or a close family member moving in, sale of the property, serious rent arrears, damage, anti-social behaviour. But they are grounds, they must be justified, and notice periods differ: four months for most no-fault grounds, shorter where conduct or arrears are involved.

Separately, the "moving in" and "selling" grounds cannot be used in the first 12 months of a tenancy.

How do you end a tenancy yourself, and how much notice?

The mirror rule for tenants: you can end the tenancy with two months' written notice, ending on a rent due date or the day before. There is no fixed term left to sit out — that is the other side of abolishing fixed-term tenancies.

How often can the rent be put up now?

Rent increases are now strictly formalised:

Once every twelve months at most. In the first 12 months of a new tenancy the rent cannot be raised at all.

Only by formal notice — Form 4A, with at least two months' warning. A rise announced by text message, or an automatic escalation clause in an old agreement, has no legal force.

It can be challenged. If the new figure is above market rent, the tenant can apply to the First-tier Tribunal (Property Chamber) before the increase takes effect. The tribunal looks at what similar local properties cost and cannot set a figure higher than the landlord asked for.

Can you offer more than the asking rent to get a flat?

"Make us an offer" and an auction between ten applicants are now unlawful. The landlord or agent must state a specific price in the advertisement and may not accept or invite offers above it.

Rent in advance is capped too: after signing, no more than one month's rent may be required up front. The old "pay six months in advance, you have no UK credit history" arrangement — which almost every newcomer met — no longer works.

Can you keep a pet in a rented home?

A landlord must consider a request to keep a pet and give reasons if refusing. A blanket "no pets" clause no longer stands on its own. The refusal has to be reasonable — a head-lease ban or an insurance condition, for example.

Can a landlord refuse you for claiming benefits or having children?

"No DSS" adverts and refusing families with children are explicitly banned, as is discrimination on protected characteristics. A refusal on those grounds breaks the law.

What document must a landlord give you?

From 20 March 2026 landlords and agents have a separate duty: to give the tenant the official document "The Renters' Rights Act Information Sheet 2026", on paper or as a PDF by email. For tenancies already running, the deadline was 31 May 2026, with fines for non-compliance.

If you were renting in spring 2026 and received nothing of the kind, it is worth reminding your landlord of the duty. Where there is no written agreement at all, you should instead get a written statement of the key terms of the tenancy.

What should a tenant do right now?

Find your agreement and look at what it says about term and rent escalation — and remember that clauses conflicting with the new Act do not operate, even if you signed them.

Check that your deposit sits in one of the three government-backed protection schemes and keep the confirmation. Keep your correspondence with the landlord: in a dispute over a rent rise or an eviction it is the evidence.

If you get a rent increase notice, do not simply start paying the new figure — check what comparable local properties cost first. Paying without objection undermines a tribunal application.

Free advice on a specific situation comes from Citizens Advice and your council's housing team. There is no need to pay an intermediary for a "free consultation".