The Renters' Rights Act 2026: what changed for renters

From 1 May 2026, you can no longer be evicted using the section 21 process — even if your tenancy agreement says you can. A landlord now needs a legal reason (a “ground”), such as:

• they need to sell or move into the home — but not within the first 12 months of your tenancy;
• you haven't paid rent, or there's antisocial behaviour;
• some student shared houses at the end of the academic year.

They have to use the correct forms and give the right notice, which is usually 4 months, but can be shorter for some grounds.

Most existing tenancies automatically became rolling (“periodic”) tenancies on 1 May 2026. If your agreement has an end date, it no longer applies. You can end the tenancy by giving 2 months' notice in writing.

A landlord or agent must put a specific rent in any written advert or offer, and can't accept or encourage offers above it. If you're asked to “make your best offer” above the advertised rent, that's not allowed. You can still offer less — here's how to negotiate.

A landlord can't ask for, encourage or accept any rent before you've signed the tenancy agreement. After you've signed, they can ask for at most one month's rent in advance.

Your landlord can raise the rent only once a year, not in the first 12 months, using a formal notice (Form 4A) with at least two months' warning. If you think the new rent is above the market rate, you can challenge it at the First-tier Tribunal before it starts. How to challenge a rent increase.

• You can ask to keep a pet. Your landlord must consider the request and should give a reason if they refuse.
• Landlords and agents can't refuse to rent to you because you have children or receive benefits.

For some offences, such as failing to licence a property that needs one, you can apply to the First-tier Tribunal for a Rent Repayment Order. The tribunal may order your landlord to repay some or all of the rent you paid for up to 2 years. For free advice, contact Shelter or Citizens Advice.