On 1st May 2026, phase one of the new Renters’ Rights Act (RRA) comes into force in England. That’s great news for tenants, as you will benefit from greater security of tenure and improved rights.
Here is a round-up of the key changes, and our advice on what you need to know and do now:
You will no longer have to commit to fixed-term tenancies
The assured shorthold tenancy (AST) is being replaced by a periodic agreement. That means you can no longer be required to commit to a minimum fixed term, commonly 6 or 12 months, and you will be able to give two months’ notice at any point from the start of the tenancy.
Your landlord won’t need to issue a new tenancy agreement, but they must give you a government-approved information sheet explaining the new rules, before 31st May. Any fixed period at this point will automatically cease to be valid.
If you don’t currently have a written tenancy agreement, your landlord must issue specific written information about the key terms of the tenancy instead of the information sheet.
What to do now:
• Ask your landlord or their agent what paperwork they are planning to give you and make a note that this must be done before 31st May.
• If you are planning to apply for a new tenancy after 1st May, be aware that most landlords will be looking for tenants who intend to stay in the property for the medium to long term. It is worth thinking about what assurances you can provide that you’re not likely to give notice in the foreseeable future.
Rent increases will be limited to once a year and must be in line with market rates
Your landlord and their agent will only be able to legally increase the rent once every 12 months. They must do this by issuing a Section 13 notice and giving you two months’ notice.
What to do now:
• If your current tenancy agreement has a rent review clause, know that this will no longer be enforceable.
• Check when your rent was last increased and make sure your landlord doesn’t try to raise it again within 12 months of that date.
Challenging unfair rent increases will be easier and less risky
Already, if you feel a rent increase is unfair, you can take it to the First-Tier Tribunal. However, the Tribunal may rule that a ‘fair market rate’ is higher than the amount proposed by the landlord, and the increase can also be backdated to the Section 13 expiry date.
Under the RRA:
• The rent cannot be increased beyond the amount proposed by the landlord.
• The new rent will only apply from the date of the Tribunal ruling; there will be no backdating.
• If you are in financial hardship, the Tribunal could defer the increase by up to 2 months.
In short, there will currently no longer be any financial risk for you to challenge an increase, so it’s worth taking a little time to understand the process, however, there are some discussions that suggest this may change, so do check before you challenge.
Section 21 ‘no fault’ evictions are disappearing and many Section 8 grounds will have longer notice periods
From 1st May, your landlord or their agent will no longer be able to give you two months’ notice to leave unless they have a legally valid reason. The only way they will be able to evict you is by issuing a Section 8 notice, stating a specific ground and giving you the required notice.
What to do now:
• Look at the revised grounds and the minimum notice period your landlord must give. You can find the list on the GOV.UK website (scroll down to Table 1).
All tenants will have the right to request a pet
Landlords and their agents won’t be able to advertise properties as ‘no pets’ and they won’t be able to refuse your request without a valid reason, e.g. other residents of the building having severe allergies or the property being unsuitable for the type of pet.
Although landlords can’t take an extra ‘pet deposit’, they may ask you to either get your own pet damage insurance or cover their costs for taking out a policy, however, they can’t insist on this.
What to do now:
• Be aware that you cannot just introduce a pet into your rental property and that the landlord still has many reasons they can refuse a pet, one being in a leasehold flat for example, pets are banned.
• If you would like to keep a pet, but your landlord has so far not allowed this, it’s worth discussing it with them to make sure the property is suitable and checking if there are other valid reasons for refusing a pet, such as any allergies they may have.
• Research the cost of pet damage insurance policies. If your pet does cause damage to the property or any of the landlord’s contents, they may pursue you for the cost of repairs, so it’s worth being insured.
Blanket bans on children and benefits will no longer be allowed
If you have children or are in receipt of benefits, it should be easier for you to find rental accommodation after 1st May, as landlords will no longer be able to discriminate against you.
Bidding wars for new tenancies will be outlawed
Landlords will not be able to ask for or accept rent at a higher amount than the advertised price. This means you won’t end up being ‘outbid’ for a property.
Speak to your landlord or managing agent
These are the most significant changes to the private rented sector in decades, and landlords are likely to be even more careful about which tenants they accept. In addition, because of the new rules on bidding wars and rent increases, there is a chance that market rates may increase slightly.
If you are currently renting, talk to your managing agent or landlord about what’s changing and make sure you understand your new rights and responsibilities. If you have any questions or concerns, remember that we’re always here to help. Just get in touch with your nearest office and have a chat to one of our lettings experts.
