Today - May 1st 2026 - the Renters' Rights Act 2025 comes into force.

Written by: Grace Coney

Today, May 1st 2026, the Renters' Rights Act 2025 comes into force, marking the most significant overhaul of England's private rented sector in a generation. Whether you are a tenant seeking security in your home or a landlord managing a residential portfolio, the rules have changed fundamentally and the changes are automatic, they apply to your tenancy right now, regardless of what your current agreement says.

At Austin & Carnley Solicitors, our property law team has been tracking these reforms closely. This guide sets out the key changes, the deadlines that matter, and what you should do next.

1. The End of 'No-Fault' Section 21 Evictions

The most headline-grabbing change is the abolition of Section 21 notices. From today, landlords can no longer evict tenants without a reason. Any Section 21 notice served on or after 1 May 2026 is invalid.

Instead, landlords must rely on one of the statutory 'grounds for possession' under Section 8 of the Housing Act 1988. These include:

•       Rent arrears

•       Antisocial behaviour by the tenant, occupants, or visitors

•       The tenant failing to maintain the property properly

•       The landlord or a family member needing to move into the property

•       The landlord intending to sell the property

Importantly, the last two grounds, sale and occupation by the landlord or their family, cannot be used within the first 12 months of a tenancy. This gives new tenants a meaningful period of security at the start of their rental.

For landlords who served a valid Section 21 notice before 1 May 2026, transitional rules allow court proceedings to be issued up to 31 July 2026. After that date, the notice becomes void.

2. Fixed-Term Tenancies Are Now Rolling Tenancies

All Assured Shorthold Tenancies (ASTs), the standard form of private rental agreement in England, have automatically converted today into Assured Periodic Tenancies. There is no such thing as a new fixed-term tenancy any more.

This means:

•       If your tenancy agreement stated a fixed end date (e.g. 12 months), that end date no longer applies.

•       Your tenancy continues on a rolling basis, usually monthly, until either you or your landlord brings it to a lawful end.

•       No new tenancy agreement is needed; the law treats your existing arrangement as continuing.

3. How Tenants Can End Their Tenancy

Tenants can end a periodic tenancy at any point by giving at least two months' written notice to the landlord. Notice must be given so that the tenancy ends on a rent due date (or the day before). You can agree a shorter notice period with your landlord in writing, provided all tenants named on the agreement consent.

4. New Rules on Rent Increases

Rent review clauses in existing tenancy agreements are now no longer valid. Landlords wishing to increase the rent must use the formal process under Section 13 of the Housing Act 1988:

•       Rent can only be increased once per year.

•       Landlords must give at least two months' written notice using the prescribed Form 4A.

•       Any increase must not exceed the open market rent for the property.

•       Tenants who believe a proposed increase is above market rate can challenge it at the First-tier Tribunal (Property Chamber) free of charge.

If a challenge is made, the tribunal will assess what the open market rent should be, and the new rent will only apply from the date of the tribunal's decision, not retrospectively.

5. The Right to Keep a Pet

From today, tenants have the statutory right to request permission to keep a pet. A landlord cannot unreasonably refuse such a request. If they do refuse, the refusal must be in writing with reasons given, and tenants can challenge the decision in court.

Any tenancy clause that previously stated 'no pets allowed' is no longer enforceable.

6. Protection Against Discrimination

The Act introduces an express prohibition on landlords and letting agents discriminating against prospective tenants who have children or who receive housing benefit or other social assistance. This applies at every stage, including how properties are advertised and how applications are assessed.

7. No More Rental Bidding Wars

Landlords and letting agents must now state a fixed asking rent in all property advertisements. Inviting offers above that price, or accepting higher bids, is prohibited. Equally, landlords may only take a maximum of one month's rent in advance after a tenancy agreement is signed.

8. Deadlines Landlords Must Not Miss

There are immediate compliance deadlines for landlords with existing tenancies:

• By 31 May 2026: Where no written tenancy agreement exists, provide tenants with a written statement of the key terms of the tenancy. Again, a penalty of up to £7,000 applies for non-compliance.

Civil penalties under the Act can reach £40,000 for repeated or serious breaches, with criminal sanctions possible in cases involving fraudulent information.

9. What's Coming Next

The Act is being implemented in phases. Phase 2, expected from late 2026, will introduce a mandatory Private Rented Sector (PRS) Database requiring all landlords to register their properties. A compulsory PRS Ombudsman Scheme, giving tenants a route to resolve disputes without going to court, is also on the way, expected to be fully operational by 2028.

Later phases will extend the Decent Homes Standard and Awaab's Law (addressing damp, mould, and disrepair hazards) to the private rented sector, giving local authorities broader powers of enforcement.

How Austin & Carnley Solicitors Can Help

Whether you are a tenant trying to understand your new rights or a landlord navigating your compliance obligations, our property law team is here to help. We can advise on:

• Reviewing or drafting new tenancy documentation

• Advising on valid grounds for possession and the Section 8 process

• Challenging or responding to rent increases at the First-tier Tribunal

• Pet requests and how to handle them lawfully

• Compliance with the Government Information Sheet requirement

• Transitional provisions if you served a Section 21 notice before 1 May 2026

Get in touch with our team today to discuss your situation.

Austin and Carnley Solicitors , Bridge House, Bridge Street, Leighton Buzzard, LU7 1AH

Telephone: 01525 372140

Disclaimer: This article is intended for general information purposes only and does not constitute legal advice. The law described applies to England only. If you require advice specific to your circumstances, please contact a qualified solicitor.