The Renters' Rights Act received Royal Assent on 27 October 2025 and came into force on 1 May 2026, making this the biggest change to renting law in England in over 30 years. This page summarises the main changes in plain language — it is not legal advice. Rules can change and individual circumstances vary, so always check the current position or speak to a qualified adviser (such as Citizens Advice or Shelter) if you are unsure of your rights.
No More "No-Fault" Evictions
Section 21 "no-fault" eviction notices were abolished from 1 May 2026. Any Section 21 notice served on or after that date has no legal effect. Landlords can only end a tenancy by using a Section 8 notice and proving one of the legal grounds for possession to a court — they can no longer simply ask you to leave without a reason.
Grounds a Landlord Can Use
- Rent arrears (Ground 8): at least two months' rent must be unpaid both when the notice is served and at the court hearing.
- Landlord selling the property (Ground 1A): the landlord must give four months' notice, cannot use this ground in the first 12 months of a tenancy, and cannot re-let or re-market the property for 12 months afterwards.
- Landlord or close family moving in (Ground 1): also requires four months' notice and the same 12-month restrictions.
- Other grounds cover things like serious anti-social behaviour, breach of tenancy, or the property being needed for redevelopment.
If you receive a Section 8 notice, you do not have to leave immediately — in most cases the landlord must apply to court and a judge must agree before you can be required to leave.
All Tenancies Are Now Periodic
Fixed-term assured shorthold tenancies (ASTs) have been replaced by periodic tenancies for all private renters. This means there's no fixed end date locking you in, and — subject to the correct notice — you generally have more flexibility to leave when your circumstances change, while landlords must still use a proper legal ground to ask you to leave.
Limits on Rent Increases
- Your rent can only be increased once every 12 months.
- Landlords must use a formal Section 13 notice (Form 4A) giving at least two months' notice — rent review clauses written into your tenancy agreement are no longer enforceable.
- If you think a proposed increase is above market rate, you can challenge it for free at the First-tier Tribunal (Property Chamber). Importantly, the Tribunal cannot set your rent higher than what your landlord originally proposed — so challenging carries no risk of a worse outcome.
- Any new, higher rent only applies from the date of the Tribunal's decision, not backdated.
Fairer Access to Rented Homes
- No more "No DSS": it is now unlawful for landlords or agents to refuse tenants because they receive benefits or have children.
- No bidding wars: landlords must advertise a clear asking rent, and cannot ask for or accept offers above that price.
- Holding deposits: still capped at one week's rent, as under the Tenant Fees Act 2019.
The Right to Ask for a Pet
Tenants now have a statutory right to request permission to keep a pet. Landlords cannot apply a blanket "no pets" policy — each request must be considered on its own merits and responded to within 28 days. A landlord can still say no for good reason (for example, in a property genuinely unsuitable for animals), and can reasonably require pet insurance to cover potential damage.
Your Home Must Meet Basic Standards
The Decent Homes Standard is being extended into the private rented sector, setting clearer minimum standards for condition and safety. Awaab's Law — which sets strict timeframes for landlords to investigate and fix serious hazards such as damp and mould — is also being extended to private tenancies. If your home has a health hazard your landlord isn't addressing, you have a right to raise this and, where necessary, involve your local council's environmental health team.
Existing Protections That Still Apply
- Your deposit must be protected in a government-approved tenancy deposit scheme within 30 days of you paying it.
- You're entitled to a valid Gas Safety Certificate, an in-date Electrical Installation Condition Report (EICR), working smoke alarms, and carbon monoxide alarms where relevant.
- You should be given at least 24 hours' notice before your landlord visits for non-emergency reasons — it's your home, and you're entitled to quiet enjoyment of it.
- Fees you can be charged remain limited to those set out in the Tenant Fees Act 2019 (rent, capped deposit, holding deposit, and a small number of default fees) — see our Letting page for the full list.
An Independent Ombudsman Is Coming
A new Private Rented Sector Landlord Ombudsman is being introduced to give tenants a free, independent route to resolve disputes with landlords — including, once live, the ability to investigate how a pet request was handled and to order compensation. A landlord database is also planned, to raise transparency and standards across the sector. We'll update this page as these schemes go live.
Where to Get Help
If you're facing a dispute with your landlord, or you're unsure whether a notice you've received is valid, free independent advice is available from Shelter (shelter.org.uk) and Citizens Advice (citizensadvice.org.uk). If you rent through Mayfair Atrium and have a concern, you can also reach us directly — see our Complaints Procedure.
