The Renters' Rights Act is now law

The biggest shake-up to renting in a generation came into force on 1 May 2026, ending no-fault evictions and converting every assured shorthold tenancy to a rolling contract.

Section 21 abolished and all tenancies now periodic

From 1 May 2026, landlords can no longer issue a Section 21 notice to regain possession without stating a reason. Every assured shorthold tenancy became a periodic tenancy on that date, meaning fixed terms no longer apply and contracts continue month by month. Landlords who need possession must now rely on one of the specified grounds, such as selling the property, moving in themselves, or tenant breach.

Tenants can end a tenancy with two months' notice

Tenants now have the right to leave by giving two months' written notice, regardless of what the tenancy agreement previously said. This applies whether the tenant has been in the property for two months or two years. Landlords should expect more flexibility on the tenant side and plan accordingly for void periods and cash flow.

Rent increases require formal notice

Rent can only be increased once per year using a formal notice process, with landlords required to give two months' written notice. The tenant has the right to challenge any increase they consider excessive through the tribunal. This replaces informal arrangements and puts rent reviews on a statutory footing.

New rules on advertising and pets

Landlords must advertise a fixed rent and cannot invite or encourage bidding. Tenant requests to keep a pet must be considered and can only be refused on reasonable grounds, with refusals put in writing. These changes aim to make the market fairer and more transparent for tenants searching for a home.

What to do next

Landlords should review the possession grounds they can rely on, update their processes for rent reviews and pet requests, and prepare for periodic tenancies as the default. Tenants should understand their new flexibility to move and their right to challenge unreasonable rent rises. Both sides need to adapt to a system built around longer, more stable lettings.