Guide

Renters' Rights Act: what's changed for renters in England

A plain-English guide to the Renters' Rights Act for private tenants in England – no more section 21, rolling tenancies, rent rises, pets and what's still to come.

A hand holding a set of house keys in front of an open front door

Last reviewed 15 October 2026 · Covers England only. This is general information, not legal advice.

The short answer: since 1 May 2026, most private renters in England have a rolling (periodic) tenancy with no fixed end date, landlords can no longer evict using a "no fault" section 21 notice, rent can only go up once a year with at least two months' notice, and you can give two months' notice to leave whenever you like. You can also ask to keep a pet, and a landlord who says no has to give a reason. Some parts of the Act – a landlord database, an ombudsman, new housing standards and Awaab's Law for private renters – haven't started yet.

Not in England? These changes don't apply in the rest of the UK. See private residential tenancies in Scotland, Renting Homes in Wales and private renting in Northern Ireland.

Below is what changed, what it means day to day, and where to get help with your own situation.

Your tenancy is now rolling – and you can leave with two months' notice

Two people at a desk signing a document with a pen

The GOV.UK overview for tenants says most existing assured shorthold tenancies automatically became assured periodic tenancies on 1 May 2026, and new private tenancies agreed on or after that date are periodic too. In GOV.UK's words, "It is no longer possible to have an assured tenancy agreement with an end date."

If you want to move out, you normally give two months' notice in writing. GOV.UK says it should be given on the day rent is due or the day before, and you pay rent during the notice period. You and your landlord can agree in writing to end it sooner.
If you were already renting before 1 May, your landlord or agent had to give you the government's Information Sheet by 31 May 2026. If you don't have a written agreement, you're entitled to certain written terms.
Housing association tenants may be different: Shelter says some still have assured shorthold tenancies, with changes for them expected in autumn 2027.

No more section 21 "no fault" evictions

A bunch of house keys lying on a wooden table

GOV.UK: "From 1 May 2026 you can no longer be evicted using the 'no fault' section 21 process." To end a tenancy now, a landlord has to rely on a legal reason (a "ground"), use the right forms and usually give four months' notice – though some grounds allow less. Shelter adds that landlords now use a section 8 notice, and "There will always be a court hearing."

Grounds GOV.UK gives as examples include:

Selling, or the landlord or family moving in – but not in the first 12 months of a tenancy.
Rent arrears.
Antisocial behaviour.
A student HMO ground, where a student doesn't leave at the end of the academic year.

Had a section 21 notice before 1 May? Shelter says landlords had until 31 July 2026 to apply to court on an older notice; if they missed that, the notice isn't valid. If they applied in time, you could still be evicted. If you're in this position, get advice from Shelter or Citizens Advice straight away – don't move out before you've spoken to someone.

Rent increases, rent in advance and bidding wars

The word RENT in large letters on a dark glass window

Once a year, with notice. GOV.UK says rent can only go up once a year and not in the first 12 months of a new tenancy. Your landlord has to use the official form (Form 4A) and give at least two months' notice.
You can challenge it. If you think the new rent is above the market rent, you can challenge it – Shelter says you can go to a tribunal. Shelter or Citizens Advice can explain how it works – ask as soon as you get the notice.
One month up front, maximum. Landlords can't ask for, encourage or accept rent before the agreement is signed, and after signing can ask for no more than one month's rent in advance.
No bidding wars. Adverts and offers must state a specific rent, and landlords can't accept or encourage offers above it.
No "No DSS", no "no kids". Landlords and agents can't refuse to rent to you because you get benefits or have children, and can't discriminate on protected characteristics under the Equality Act.

GOV.UK also says tenants can apply to the First-tier Tribunal for a Rent Repayment Order for some offences, such as a landlord failing to licence a property, and the tribunal may order repayment of rent paid "for a period of up to 2 years". Councils have new powers to investigate and act when landlords break the rules.

Asking to keep a pet

A golden-brown dog resting in a grey dog bed in a bright living room

You can now ask your landlord for permission to keep a pet. GOV.UK says the landlord must consider the request and give a reason if they refuse; Shelter says they can only refuse with a good reason and normally have four weeks to reply in writing.

Ask in writing (email is fine) and keep a copy, so there's a dated record.
Give the details – what kind of pet, its size and age, and anything that helps, such as a reference from a previous landlord.
Keep the reply. If you're refused without a reason or the reason doesn't seem fair, ask Shelter or Citizens Advice what your options are.

Moving a pet into a small rented flat? Our guide to no-drill storage ideas for UK rentals has ideas that won't cost you your deposit.

What hasn't started yet

A person writing on a sheet of paper at a wooden desk

The government's implementation roadmap brings the rest of the Act in later. As of 15 October 2026:

Private rented sector database – the government says it will start rolling this out "from late 2026".
Landlord ombudsman – mandatory membership for landlords is expected in 2028.
Decent Homes Standard – the government's consultation response says the new standard "will apply from 2035" for private and social rented homes.
Awaab's Law (damp and mould repair deadlines) for private renters – no start date yet. A consultation opened on 9 October 2026 and closes on 18 December 2026; the government says it will help set the timescale. Until then, our guide to whether condensation is your landlord's responsibility covers your current rights on damp and mould.

We'll update this page as dates are confirmed. If a date matters to you, check GOV.UK on the day.

What to do if you have a problem

Put it in writing. Email your landlord or agent and keep copies of everything – notices, forms, texts and replies.
Check any notice or form carefully. Note the date you received it, which form it is and what it says you must do by when.
Get free advice early. Shelter and Citizens Advice can look at your own situation. Your council's private housing team can investigate landlords who break the rules.
Don't leave in a hurry. If you've been told to go, get advice before you move out.