A practical guide to the Renters’ Rights Act changes

From 1st May 2026, the private rental sector in England undergoes one of the biggest legal shifts in decades. The Renters’ Rights Act 2025 fundamentally changes how tenancies are structured, managed, and ended.

Fundamentally, they apply automatically, even if your tenancy agreement hasn’t been updated.

This guide breaks down what’s changing and, more importantly, what you need to do next.

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1. Fixed-Term Tenancies Are Gone

From 1st May 2026, all tenancies become rolling periodic tenancies.

• No more 6 or 12 month fixed terms
• No fixed end dates
• Tenancies continue indefinitely until legally ended

Even if your agreement states a fixed term, or has an end date, it will no longer apply.

What this means in practice

• You cannot rely on “end of term” to regain possession
• All possession must follow legal grounds
• Tenant flexibility increases significantly

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2. Section 21 Is Abolished

The biggest headline change:
“No-fault” evictions (Section 21) are no longer allowed.

From 1st May:

• You must provide a legal ground to regain possession
• All evictions go through Section 8
• Courts will assess whether your reason is valid

Common valid grounds include:

• Rent arrears
• Anti-social behaviour
• Property damage
• Landlord selling or moving in (with restrictions)

Important restriction:

You cannot use “sell” or “move in” grounds in the first 12 months of a tenancy.

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3. Rent Increases Are Standardised

From May 2026:

• Rent review clauses in tenancy agreements no longer apply
• You must use the Section 13 process and use the new form provided by the govenment.
• Rent increases are limited to once per year
• Minimum 2 months’ notice required

Practical implications:

• All increases must reflect market rate
• Tenants can challenge increases at tribunal (as they could before)

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4. Tenants Can Leave More Easily

Tenants now have a clear, universal right to leave:

• Minimum 2 months’ notice
• Must end on a rent period
• Can leave at any time (no fixed term lock-in)

Impact for landlords:

• Increased risk of void periods
• Less income certainty
• Greater need for proactive renewals and retention

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5. Stronger Rights Around Pets

Tenants now have the right to request a pet.

• Landlords cannot unreasonably refuse
• Refusals must be justified in writing
• Decisions can be challenged

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6. New Rules Around Possession Grounds

All possession is now grounds-based, with stricter rules.

Key changes:

• Courts require evidence, not just notice
• Some grounds have longer notice periods
• Misuse of grounds (e.g. false “intent to sell”) carries risk

Student lets (important for HMOs):

A new Ground 4A allows possession at the end of the academic year, but only if:

• Proper notice has been served in advance
• Timings are strictly followed

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Key Risks to Watch

• ❗ Serving invalid notices (especially post-May)
• ❗ Relying on outdated tenancy clauses
• ❗ Incorrect rent increases
• ❗ Refusing pets without justification
• ❗ Poor documentation when using possession grounds

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Final Thoughts

The Renters’ Rights Act is a structural reset of the rental market. For landlords, success under the new system will depend on:

• Strong compliance
• Clear processes
• Proactive management

Those who adapt early will avoid disputes, voids, and legal complications.