An Overview of the Renters' Rights Act

Changes to Tenancies

The Renters’ Rights Act in England officially abolished fixed-term Assured Shorthold Tenancies (ASTs) on 1 May 2026, replacing them with rolling Assured Periodic Tenancies (APTs). All new and existing tenancies now operate on a periodic basis, such as monthly rolling agreements, with no fixed end date.

The End of Section 21 ‘No-Fault’ Evictions

The abolition of Section 21 notices is one of the biggest changes to private renting in England. Commonly referred to as “no-fault evictions,” Section 21 previously allowed landlords to end a tenancy without giving a reason. Under the new rules, landlords must instead use a Section 8 notice, which requires a valid legal ground for possession — such as rent arrears, anti-social behaviour, or a genuine intention to sell the property or move back into it.

Pets and Discrimination

The Act also gives tenants the right to request permission to keep a pet, which landlords will only be able to refuse where there is a reasonable justification. In addition, landlords will no longer be permitted to discriminate against tenants simply because they have children or receive benefits.

Rent and Rent Increases

Landlords and letting agents are not permitted to request, encourage, or accept rent payments before a tenancy agreement has been signed. Once the agreement is in place, tenants can only be required to pay a maximum of one month’s rent in advance.

The new rules also limit rent increases to once per year, with no increases permitted during the first 12 months of a new tenancy. Any proposed increase must be served with a minimum of two months’ notice. Tenants also have the right to challenge rent increases considered to be above the market rate.

Ending a Tenancy

If a tenant wishes to end an assured periodic tenancy after 1 May 2026, they must provide at least two months’ written notice. The notice must expire either on the day rent is due or the day before a rent payment date.