The Renters’ Rights Act: what it means for tenants in England

By Sam Kane · Last checked 9 October 2026 · Covers England only

The Renters’ Rights Act 2025 is the law that changed private renting in England. It was called the Renters’ Rights Bill until it became law on 27 October 2025, and most of the changes for tenants started on 1 May 2026. If you rent from a private landlord, your tenancy changed on that day, even if nobody told you and your tenancy agreement still says something different.

This guide explains what changed, in plain words, and what you can do about it.

The short version

These rules are law. Your landlord cannot put anything in your tenancy agreement to switch them off.

When did the Renters’ Rights Act come into force?

Who does the Renters’ Rights Act apply to?

The rules cover you if you rent from a private landlord in England on an assured or assured shorthold tenancy. That is most private renters.

The rules usually do not cover you if:

If you rent your social home from a housing association, the 1 May 2026 changes do not apply to you yet. The government says they apply to these tenancies from October 2027. Until then, your landlord follows the old rules, including section 21. If a housing association rents you a home at a market rent, not a social home, the changes have applied since 1 May 2026. Council secure and flexible tenancies and Shared Ownership leases are outside these changes.

What happened to fixed-term tenancies?

Before 1 May 2026, most private tenancies were “assured shorthold tenancies”, and many had a fixed term, such as 12 months.

From 1 May 2026:

If you do not have a written tenancy agreement, your landlord had to give you certain information in writing by 31 May 2026. For a new tenancy, your landlord must give you the main terms in writing before it starts.

How you can end your tenancy

You can leave at any time. You must:

  1. Give your landlord at least 2 months’ notice.
  2. Give it in writing, for example by letter or email.
  3. Make the notice end on a day your rent is due, or on the day before.

You pay rent until the notice ends. You can agree a shorter notice period with your landlord in writing, as long as any other tenants named on the agreement also agree.

How your landlord can end your tenancy

Section 21 is gone

Section 21 let a landlord end a tenancy without giving any reason. Since 1 May 2026, a landlord cannot serve a section 21 notice, even if your tenancy agreement says they can.

If your landlord served a section 21 or section 8 notice before 1 May 2026, the old rules may still apply to that notice. Get advice quickly (see “Where to get free help” below).

Your landlord now needs a reason (section 8)

To end your tenancy, your landlord must give you a section 8 notice. The notice must name one or more legal reasons, called “grounds for possession”, and give you the right amount of notice for each one.

The main grounds are:

Your landlord’s reason Notice they must give you Notes
They want to sell the property 4 months Not in the first 12 months of a tenancy. They cannot re-let the property for 12 months afterwards.
They or a close family member want to move in 4 months Not in the first 12 months of a tenancy. Same 12-month rule on re-letting.
You owe at least 3 months’ rent (or 13 weeks if you pay weekly) 4 weeks You must owe this amount both when they give notice and at the court hearing.
Antisocial behaviour by you, people you live with or your visitors None Your landlord can apply to court straight away, but the court cannot order you to leave until 14 days after the notice.
You or people you live with do not look after the property 2 weeks
You are a full-time student in a shared house 4 months, ending between 1 June and 30 September Only if your landlord told you in writing, in advance, that they may use this ground.

The full list of grounds is on GOV.UK.

Your landlord still needs a court order

A section 8 notice does not make you leave on its own. If you have not left when the notice ends, your landlord must ask a court for a possession order. At court, your landlord must show evidence for their reason. You can explain why you think the reason is not valid, or why an eviction is not reasonable for some grounds.

Your landlord must never change the locks, remove your things or force you out without a court order. That is illegal eviction.

You can get free legal advice from the Housing Loss Prevention Advice Service before you go to court and on the day of the hearing.

Rent increases (section 13)

Your landlord can still put up the rent, but only in one way. Our guide to rent increases explains each step, and the rent increase checker tells you if a notice follows the rules.

Rent review clauses in tenancy agreements no longer count. If your agreement says the rent goes up by a set amount each year, that clause no longer applies.

If you think the rise is too high

You can challenge the rise at the First-tier Tribunal (Property Chamber). The tribunal looks at what similar homes rent for. It cannot set the rent higher than your landlord asked for. Apply before the new rent starts.

What changed when you look for a new home?

Several rules now protect you before you even move in.

No bidding wars

Landlords and letting agents must advertise a set rent. They cannot ask for, encourage or accept offers above that rent. Your council can fine them up to £7,000.

Limits on what you pay up front

No discrimination against families or people on benefits

A landlord or letting agent cannot refuse to rent to you, or treat you worse, because:

Adverts that say “No DSS” or “No children” are now against the law. Landlords who break these rules can be fined up to £7,000.

A landlord can still check that you can afford the rent. They must use the same check for everyone.

Pets

You have the right to ask to keep a pet. Our guide to renting with pets explains how to ask. Your landlord:

You can challenge an unreasonable refusal.

Paying back rent: rent repayment orders

If your landlord breaks certain rules, for example an illegal eviction or renting out a home that needs a licence without one, you can apply to the First-tier Tribunal for a rent repayment order. Since the Act, the tribunal can order your landlord to pay back up to 2 years’ rent, up from 12 months.

What is still to come

Some parts of the Act start later. The government’s roadmap says:

We will update this guide when each part starts.

What to do now

  1. Check your tenancy agreement. If it mentions a fixed term, section 21 or a rent review clause, those parts no longer apply.
  2. Check you got the information sheet. Your landlord had to give existing tenants the government’s Renters’ Rights Act Information Sheet by 31 May 2026.
  3. Pay rent from your own bank account. Your bank statements are then a clear record if there is ever a dispute. That record can also go on your Experian, Equifax and TransUnion credit files.
  4. Know your notice. If you want to move, give 2 months’ notice in writing.
  5. Get advice early if your landlord gives you any notice.

Common questions

Does the Renters’ Rights Act apply to my existing tenancy?

Yes. If you rent privately in England on an assured or assured shorthold tenancy, the new rules applied to your tenancy automatically from 1 May 2026. Your landlord did not need to change your agreement.

Can my landlord still evict me?

Yes, but only for a legal reason under section 8, with the right notice, and with a court order if you do not leave. “No fault” evictions under section 21 have ended.

Can I still sign a 12-month tenancy?

No. New private tenancies roll on with no end date. You can leave with 2 months’ notice, and your landlord needs a legal reason to end it.

How often can my rent go up?

Once a year at most, with at least 2 months’ notice on Form 4A. Not in the first 12 months of a new tenancy.

Can my landlord sell the house and make me leave?

Not in the first 12 months of your tenancy. After that, they must give you 4 months’ notice using the selling ground, and they cannot re-let the home for 12 months after you leave.

Does the Act apply in Scotland or Wales?

No. Scotland and Wales have their own renting laws. This guide covers England only.

Is the Renters’ Rights Bill the same thing?

Yes. The Renters’ Rights Bill became law as the Renters’ Rights Act 2025 on 27 October 2025. Most of the changes for tenants started on 1 May 2026.

Where to get free help

Sources

This guide is general information, not legal advice. If your landlord has given you notice, get advice about your own situation.

You already do the hard part.

You pay your rent every month. From now on, your credit file can show it.

a month