The Renters’ Rights Act 2026: What Landlords Need to Know

From 1 May 2026, the Renters’ Rights Act 2025 introduces major changes to the private rental sector.

If you let residential property in England under an assured shorthold tenancy, these changes are likely to affect how your tenancy agreements, rent increases and possession processes work going forward.

This guide explains the key changes landlords should be aware of and what they could mean for your existing tenancies.

Which landlords are affected?

The changes mainly apply to landlords in the private rented sector using:

• Assured Tenancies
• Assured Shorthold Tenancies (ASTs)

The new rules generally do not apply to:

• Social housing
• Lodger arrangements
• Certain exempt tenancy types

The changes apply automatically from 1 May 2026, even if your tenancy agreement has not yet been updated.

Existing possession notices served before 1 May 2026

If you serve a Section 8 or Section 21 notice before 1 May 2026, the current rules may continue to apply to that tenancy.

This means you may still be able to pursue possession under the previous legal framework, depending on timing and court proceedings.

Because transitional rules can be complex, landlords should take advice before serving notices close to the changeover date.

Assured Shorthold Tenancies are ending

From 1 May 2026:

• Assured Shorthold Tenancies (ASTs) will be abolished
• Existing ASTs will automatically become Assured Periodic Tenancies
• Tenancies will continue without ending

There is no need to create a brand-new tenancy agreement purely because of this change.

Fixed-term tenancies will end

After 1 May 2026, assured tenancies can no longer have fixed terms or set end dates.

All tenancies will instead become rolling periodic tenancies, usually:

• Monthly
• Weekly
• Fortnightly

…depending on how rent is paid.

This means the tenancy will continue until:

• The tenant gives notice
• The landlord ends the tenancy using a valid legal ground
• Both parties agree to end the tenancy

Any existing fixed end date in the agreement will no longer apply after the transition.

Rent increases: important changes for landlords

Many current tenancy agreements contain rent review clauses allowing landlords to increase rent under contractual terms.

From 1 May 2026:

• Existing rent review clauses can no longer be used for future rent increases
• Landlords must instead use the Section 13 process under the Housing Act 1988

Under the new rules:

• Rent can only be increased once per year
• At least 2 months’ notice must be given
• The prescribed Form 4A must be used

The proposed rent must reflect open market rent.

Tenants will also have the right to challenge increases they believe are above market value through the First-tier Tribunal.

Section 21 evictions are being abolished

One of the biggest changes is the removal of Section 21 “no-fault” evictions.

From 1 May 2026:

• Landlords will no longer be able to serve Section 21 notices
• Possession will require a valid legal ground under Section 8

Common possession grounds include:

• Rent arrears
• Antisocial behaviour
• Property neglect or damage
• Certain employment-linked or supported accommodation arrangements

Restrictions on selling or moving family into the property

Landlords will still be able to seek possession in some circumstances where:

• They intend to sell the property
• They or a family member intend to move in

However, these grounds generally cannot be used during the first 12 months of a tenancy.

Court process still required

Even where a valid possession ground exists:

• The landlord must serve a Section 8 notice
• Correct notice periods must be given
• If the tenant does not leave voluntarily, a court possession order will still be required

At court, landlords will need to provide evidence supporting the possession ground.

Tenant notice periods

Under the new system, tenants will be able to end a tenancy at any point by giving notice.

The notice must:

• Be in writing
• Usually give at least 2 months’ notice
• Expire on or just before a rent payment date

A shorter notice period can still be agreed in writing where all named tenants agree.

Pets: landlords must consider requests reasonably

From 1 May 2026, tenants gain the right to request permission to keep a pet.

Landlords:

• Cannot unreasonably refuse requests
• Must respond in writing if refusing
• Should consider requests on a case-by-case basis

Tenants may challenge unreasonable refusals through the courts.

This does not mean landlords must automatically accept every pet request, but decisions will need to be properly justified.

Student landlords: special possession rules

For landlords renting to full-time students, Ground 4A may allow possession at the end of the academic year.

To rely on this ground:

• Advance written notice must usually be provided by 31 May 2026
• Possession notice periods and timing rules must be followed carefully

For the 2025/26 academic year specifically:

• Notices may be served between 1 May and 30 July 2026
• At least 2 months’ notice must be given
• Notice periods must end between 1 June and 30 September

Importantly, the government information sheet itself does not count as the required written notice to tenants.

What landlords should do now

The Renters’ Rights Act represents one of the biggest changes to the private rental sector in years.

Landlords should consider:

• Reviewing tenancy agreements
• Updating rent increase procedures
• Understanding the new possession grounds
• Checking student tenancy arrangements
• Reviewing policies around pets and tenant communications

Getting the paperwork and processes right will become even more important once the new rules take effect.

At Blue Rocket Accounting, we work with landlords across Kent and beyond, helping clients stay compliant while managing the financial and practical side of running property portfolios.

Want practical help with your tax preparation, tax litigation representation, payroll or accounting? Call the team today and get expert help that allows you to take control of your finances.

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