1. What changed on 1st May 2026

The Renters’ Rights Act 2025 reforms most assured tenancies in England’s private rented sector. Its first major phase took effect on 1st May 2026. Most existing Assured Shorthold Tenancies became Assured Periodic Tenancies, Section 21 was abolished for the new regime, and new rules on rent increases, advertising, rent in advance, discrimination and pets took effect.

Not every letting arrangement is covered in the same way. Company lets, certain resident-landlord arrangements, licences and some specialist accommodation can have different rules. Check the legal status of the particular tenancy before acting.

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2. Section 21 has ended: possession under Section 8

For tenancies under the new regime, landlords can no longer use Section 21 to recover possession. Instead, they must rely on an applicable Section 8 ground for possession, give the correct notice using the prescribed form and, if the tenant does not leave, obtain a court order. In total there are 18 grounds for possession, the most common being:

• Ground 1: landlord or qualifying family member intends to occupy the home, subject to statutory conditions.
• Ground 1A: landlord intends to sell, subject to statutory conditions.
• Ground 8: serious rent arrears; for monthly rent, the mandatory threshold is generally three months’ rent, with a four-week notice period.
• Ground 4A: specific student HMO lettings, subject to eligibility and advance notification requirements.
• Other grounds: breach of tenancy, deterioration, antisocial behaviour and other specified circumstances, each with its own test and notice period.

Grounds 1 and 1A cannot generally be relied on within the first 12 months of a tenancy. Notice periods vary significantly; do not assume every ground requires four months.

Transitional provisions may affect notices served before 1st May 2026.

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3. Assured Periodic Tenancies and existing agreements

Most new and existing private assured tenancies now operate on a periodic basis rather than for a fixed term, and are now referred to as Assured Periodic Tenancies. Tenants can generally end an Assured Periodic Tenancy by giving two months’ notice, subject to the applicable statutory rules and any valid agreed shorter period. Landlords must use a statutory possession ground.

If an existing tenancy had a written agreement, the landlord did not ordinarily need to replace it with a new agreement solely because the Act took effect. The government’s Information Sheet had to be sent to all tenants under an Assured Shorthold Tenancy by 31st May 2026, which essentially converted the Assured Shorthold Tenancy to an Assured Periodic Tenancy. For an entirely verbal tenancy, written information about key terms was generally due by that date.

Historical deadline: 31st May has passed. If the information was not provided, obtain advice promptly rather than treating the requirement as no longer relevant. The government also describes a special later one-month Information Sheet requirement for certain tenancies that remained subject to valid pre-1st May possession notices.

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4. Rent increases and tribunal challenges

For most Assured Periodic Tenancies, rent increases follow the section 13 statutory process. A landlord generally cannot increase the rent more than once a year and must give at least two months’ notice using the prescribed Form 4A. Contractual rent-review clauses do not replace this statutory route for the new regime.

Tenants can challenge a proposed increase through the First-tier Tribunal before it takes effect. The tribunal assesses market rent; it cannot set a figure higher than the landlord proposed. Landlords should keep comparable listings and a clear valuation rationale.

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5. Rent in advance and rental bidding

For new agreements covered by the rules from 1st May 2026, landlords and agents must not request, encourage or accept rent before the tenancy agreement has been signed. Once it has been signed, the amount they can require in advance is restricted, generally to one month’s rent. The detailed rules distinguish a landlord’s demand from certain genuinely voluntary payments and contain transitional provisions for earlier agreements. Where a tenant volunteers, without encouragement, to pay a number of month’s rent upfront, this can be accepted.

Written property advertisements must state an asking rent. Landlords and agents must not invite, encourage or accept offers above the advertised amount. A higher offer is not made lawful simply because the applicant suggested it.

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6. Discrimination and fair applicant selection

The Act adds specific protections for prospective tenants with children and those receiving benefits, alongside existing equality law. Landlords and agents must not reject or disadvantage applicants because they receive benefits or have children.

Objective affordability, suitability and lawful occupancy checks remain possible when applied fairly and consistently. Avoid blanket “no benefits” or “no children” rules in adverts, scripts and screening procedures.

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7. A tenant’s right to request a pet

Tenants can make a written request to keep a pet, including a description of the animal. Landlords must not unreasonably refuse. They normally have 28 days to respond in writing, with specific extensions where further information or superior-landlord consent is needed.

A refusal may be reasonable where, for example, the property is unsuitable, a relevant occupier has an allergy or the landlord would breach a superior lease. A general dislike of pets is not, by itself, a good reason. Tenants still need permission before keeping a pet where consent is required.

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8. The Private Rented Sector Landlord Ombudsman

The Act provides for a mandatory Landlord Ombudsman scheme intended to resolve complaints without court proceedings. Its powers are expected to include requiring landlords to take appropriate remedial action or provide redress.

As at October 2026: mandatory membership is a future implementation stage, not a requirement that all landlords have already had to complete. The government’s roadmap anticipates mandatory sign-up in 2028, following establishment and scaling of the service.

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9. The Private Rented Sector Landlord Database

The government is introducing a mandatory database for private rented sector landlords and properties, with a phased regional rollout beginning from late 2026. Registration, information requirements and fees will be governed by the relevant rollout arrangements.

Landlords should prepare accurate property details, ownership/contact information and relevant safety and energy certificates. Managing agents can not complete the registration on a landlord’s behalf.

As at October 2026: check the latest official rollout guidance for your region. Note the region refers to the location of the rental property, not the landlord.

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10. Decent Homes Standard and Awaab’s Law

The Act paves the way for a Decent Homes Standard and Awaab’s Law-style hazard response requirements in the private rented sector. These are not all automatically in force merely because the first tenancy reforms began in May 2026. The government’s roadmap places these reforms in a later phase, subject to further consultation and implementation detail.

Existing duties to maintain safe, habitable accommodation and respond appropriately to disrepair and hazards continue to apply now.

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11. Key dates and what happens next

Dates for future stages may change as regulations and government guidance develop. Always check the official roadmap.

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