Renters’ Rights Act coming into force on 1 May 2026

The long-awaited Renters’ Rights Act 2025 (RRA) comes into force on 1 May 2026, bringing the biggest changes to the private rental sector since the 1980s. So what do landlords need to know about what is changing?

• The RRA applies to almost all private sector landlords in England.
• Tenancies entered into after 1 May 2026 can no longer be granted for a fixed term and any lease provision purporting to grant a fixed term will have no effect. Instead, all tenancies will be assured periodic tenancies, rolling over from month to month until terminated by either the landlord or the tenant.
• All assured shorthold tenancies entered into prior to 1 May 2026 will automatically be converted into assured periodic tenancies on that date. Any fixed term granted by an existing tenancy will cease to have effect.
• Tenants will be able to give two months’ notice to terminate an assured periodic tenancy.
• Landlords will only be able to terminate an assured periodic tenancy where one of the grounds for possession contained in section 8 of the Housing Act 1988 (as amended) applies. It will no longer be possible to serve a ‘no-fault’ section 21 notice to terminate a tenancy, although landlords can continue to serve section 21 notices up to 30 April 2026, as long as the notice period expires and legal proceedings are issued before 30 July 2026.
• The RRA does introduce some changes to the existing section 8 grounds for possession. The grounds most likely to be relied upon by landlords include:
  • Ground 8 – the tenant has at least three months’ rent arrears (an increase from the current two months). Landlords will need to serve three weeks’ notice when relying on ground 8.
  • Ground 1 – the landlord wishes to recover possession of the property so that they or a close family member can move into it. Landlords will need to serve four months’ notice when relying on ground 1, and cannot serve notice within the first twelve months of the tenancy. Restrictions will apply on re-letting the property after service of a section 8 notice relying on ground 1.
  • Ground 1A – the landlord wishes to sell the property. Like with ground 1, landlords will need to serve four months’ notice when relying on ground 1A, and cannot serve notice within the first twelve months of the tenancy. Again, restrictions will apply on re-letting.
• Much like now, landlords will not be able to serve a valid section 8 notice where they have not complied with the various regulatory requirements on commencement of a tenancy in relation to protection of any tenancy deposit, service of prescribed information, and the provision of EPCs and electrical/gas safety certificates.
• Landlords will be entitled to increase the rent payable under an assured periodic tenancy annually, by serving two months’ notice on their tenants via a section 13 notice. Tenants will be entitled to challenge the landlord’s proposed new rent in the First-Tier Tribunal (Property Chamber) if they consider that the landlord’s proposed new rent exceeds the open market rent.

• Other key changes include:
  • Landlords must give their existing tenants a Renters’ Rights Act Information Sheet (available at uk) summarising the changes introduced by the RRA by 31 May 2026.
  • Landlords cannot unreasonably refuse consent for tenants to keep pets.
  • Landlords cannot discriminate against prospective tenants who receive benefits or have children. They are nonetheless still permitted to conduct referencing checks and refuse prospective tenants on affordability grounds.
  • Awaab’s law will be expanded to the private sector, compelling landlords to rectify health hazards in their properties within specified time periods.
  • Local authorities will have new investigatory and enforcement powers, and will be able to issue fines and rent repayment orders against landlords who breach their RRA obligations.

Please contact our property litigation team if you need assistance with understanding the changes, recovering possession of your property, or dealing with the consequences of non-compliance.