On 1 May 2026 the first and largest phase of the Renters’ Rights Act came into force in England. Fixed-term assured shorthold tenancies are gone, Section 21 is gone with them, and every private tenancy now runs on a new set of rules. If you let a property, or rent one, this is the change that touches you directly.
Every assured tenancy is now periodic, rolling from month to month with no fixed end date. Existing fixed terms converted automatically on 1 May, so there was nothing to sign and no action needed to stay compliant on the tenancy itself. Tenants can end a tenancy with two months’ notice at any point, while landlords now need a valid legal ground to seek possession.
That last part is the headline: the Section 21 “no fault” notice has been abolished. Possession now runs through strengthened Section 8 grounds, which cover situations such as selling the property, moving back in, serious rent arrears and antisocial behaviour. The grounds come with new notice periods and, in some cases, protected periods at the start of a tenancy during which they cannot be used.
Rent can now be increased once a year at most, using the statutory Section 13 process, with at least two months’ notice. Tenants who believe a proposed rent is above the market rate can challenge it at the First-tier Tribunal before it takes effect. Rental bidding has also been banned: properties must be advertised at a fixed asking rent, and it is unlawful to invite or accept offers above it.
Alongside the structural changes, tenants have gained a strengthened right to request a pet, which landlords cannot refuse unreasonably, and blanket bans on renting to families with children or people receiving benefits are now unlawful. Later phases extend the Decent Homes Standard and Awaab’s Law to private rentals, and introduce a national landlord database and a new Ombudsman that every landlord must join.
If any of those are outstanding, it is worth putting them right promptly rather than waiting for the next phase. The penalties for non-compliance are significant and enforcement powers have been strengthened across the board.
Most good landlords will notice less day-to-day change than the headlines suggest. Well-maintained properties, fair rents and responsive management were already the standard our landlords work to, and the Act largely writes that standard into law. The landlords who will feel the change most are the ones who relied on Section 21 instead of good process, and the fix for that is simply better process.
We have written detailed guides to the Act for both sides of the tenancy, and we keep them updated as the later phases roll out. Start with the overview and pick the guide that applies to you.
Whether you are a landlord wanting your compliance checked or a tenant unsure what the changes mean for your home, we are happy to help.