The 1st May 2026 marks reform for private tenants. The Renters’ Rights Act will come into force, and there are multiple amendments that both tenants and landlords need to be aware of in order to remain compliant.
In response to these changes, we have created this Renters’ Rights Act guide to help explain the reforms and what it means for both parties, including important deadlines for landlords.
If you would like to discuss how these changes will affect you or need advice regarding a tenant-related dispute, our team of experienced dispute and litigation solicitors are happy to help. We also offer a ‘dispute advice hour’ for those seeking fast, tailored guidance, for a fixed fee.
What is the Renters’ Rights Act and what will it include?
The UK Government announced in October 2025 that the Renters’ Rights Act would come into effect on 1st May 2026. The Bill was introduced in order to enhance UK renters’ safety and security, whilst achieving an improved power balance between landlords and tenants. Below we’ve provided a top-level overview of the changes:
- Section 21 notices, also known as ‘no-fault evictions’ will be abolished
- Fixed-term Assured Shorthold Tenancies (ASTs) will no longer exist
- Requests for more than one month’s rent upfront will no longer be permitted
- Rental ‘bidding wars’ will no longer be permitted
- Rent increases will need to follow more stringent rules
- Changes to Section 8 Grounds for Possession in response to the removal of Section 21
- Discrimination based on tenants with children, or those on benefits will no longer be allowed.
- Tenants will have a stronger right to request pets in the property.
- A Private Rented Sector Ombudsman will be introduced within the next couple of years, with the aim to resolve disputes faster, and reduce reliance on court proceedings.
- Both landlords and tenants will need to provide a minimum of two months’ notice to vacate a rented property.
The abolition of Section 21
Historically, landlords have been able to issue a S21 notice to their tenants if they wish to regain possession of their property. This process means that no official reason (such as rent arrears, property damage and anti-social behaviour) or a breach of contract is needed in order to complete an eviction process, and the only requirement is the provision of a minimum of two months’ notice.
As of 1st May 2026, this will no longer be an option, and landlords will need to provide notice alongside a valid, legal reason as to why the tenancy is to be terminated. It is important to note that even if an existing tenancy agreement allows for an S21, the clause will be null and void after the reform is introduced.
Fixed-term Assured Shorthold Tenancies
Fixed-term Assured Shorthold Tenancies, commonly referred to as ASTs, will cease to exist, instead becoming Assured Periodic Tenancies (APTs). APTs have no fixed end date, continuing until the landlord or tenant provides notice to terminate the agreement.
Existing ASTs will change to APTs overnight, although landlords do not need to re-issue an agreement to demonstrate the change; any parts of the agreement that were related to the old AST will become null and void. What landlords will need to do, however, is issue an information sheet by 31st May 2026, which details the reform and relevant changes.
This will be available on the gov.uk website from March 2026. Additionally, in situations where a tenant does not have a written agreement, the landlord will need to rectify this, again by 31st May 2026. Tenancy deposits, documentation such as EPCs and Gas Safety Certificates will not need to be re-issued. Landlords drafting agreements after 1st May 2026 will also need to be vigilant not to use old AST templates as they tend to include fixed-term details.
Important note: If a landlord fails to provide the information sheet (or a written agreement when there was none previously) to their tenant by the 31st May 2026, the local council can impose a fine of up to £7,000.
Requests for rent in advance and ‘bidding wars’
A large part of the reform is to increase fairness for tenants, and historically, a problem many would-be renters have found is a requirement for multiple months’ rent up front. Pre-May 2026, private landlords are legally able to ask for up to six months in advance, but the Renters’ Reform Act states that this will change to one month. Tenants will still have the option to overpay their rent, but only once they are in the property.
In addition, landlords will no longer be able to accept the highest figure in a ‘bidding war’ for a property. Advertisements will need to include a precise rental amount, and this is not allowed to be exceeded (officially, or unofficially) in order to ‘win’ a property.
Rent increases
Landlords will only be able to increase the rent on their property(ies) once in a 12 month period, using a Section 13 Form 4A. This will be available on the government website on or around the 1st May 2026. You will need to provide at least two months’ notice upon completion of the form, and notify your tenant by post, in person, or via email if permitted in the agreement.
As a tenant, if you believe the increase to be unfair and not in line with the property’s current market value, you have the option to open a dispute and apply to the tribunal. A landlord is not able to notify a tenant of a rent increase using any other method, as it will be deemed invalid.
Section 8 Grounds for Possession
With the pending abolition of an S21, landlords will need to use Section 8 of the Housing Act 1988 to seek possession through the courts on specified grounds.
The Renters’ Reform Act expands and revises the Section 8 regime, categorising grounds into Mandatory (where the court must order possession if proven) and Discretionary (where the court may order possession if reasonable). Landlords will need to provide evidence that a ground applies, but tenants will have the opportunity to challenge this in court.
The new/amended Mandatory grounds include:
- Ground 1A – Selling the property (four months’ notice, tenancy must be 12 + months)
- Ground 1 – Landlord/family moving in (four months’ notice)
- Ground 6 – Redevelopment (four months)
- Ground 4A – HMO student lets (four months, specific conditions).
The key tenant fault grounds include:
- Ground 8 – Serious rent arrears (now at least three months arrears, four weeks’ notice).
- Ground 10 – Any rent arrears (discretionary, four weeks).
- Ground 7A – Serious anti-social behaviour (immediate).
- Ground 12 – Breach of tenancy (discretionary).
Tighter directives around discrimination
In short, all applicants wishing to rent a property will need to be considered by the landlord. There will be no accompanying ‘pre-qualifying criteria’ to agreements, such as professional couples only, or turning down applicants receiving government benefits. Landlords will still be able to do their necessary checks to determine a suitable tenant, but much tighter rules around discrimination will be in place.
Landlords can:
- Ensure affordability based on income
- Run credit checks
- Seek references
- Assess general suitability for the property.
As part of this reform, there is also a ban on stopping a prospect from viewing a property because they have children. Language or insinuations to deter viewings will not be permitted.
Increasing rights to own pets
As of January 2026, only 8.2% of rental properties in England were advertised as pet friendly, but when the Renters’ Rights Act comes into force, there is great opportunity for change. Although landlords won’t be obligated to state they will accept pets in their advertising, tenants will have a legal right to place a formal request to keep one, under Section 11 of the Act.
To place a request, a tenant must apply in writing, describing the pet they wish to keep, and provide any additional reasonable information if asked by the landlord.
Upon receiving the request, the landlord must:
- Give or refuse consent in writing within 28 days of the date of the request.
- If further information is reasonably required, the landlord will have seven days after the tenant provides the information to reply.
- If the tenant does not provide the additional information, the landlord does not have to give, or refuse consent.
There are also various grounds that a landlord can refuse a pet request, some of the main ones being:
- The pet is not appropriate for the property, for example a large dog in a small third-floor flat, or multiple animals.
- There are reasonable concerns for the pet’s welfare.
- Allergies
- Not all tenants agree to keeping the pet in a house of multiple occupancy.
Contact Eric Robinson Solicitions
In conclusion, the Renters’ Rights Act will provide additional security to tenants, and a more professional, transparent sector for private landlords.
Tighter directives around discrimination, eviction and the costs associated with renting a property means tenants will benefit from extra clarity, and anyone receiving government benefits will have better opportunities to access the private sector. Whether you’re a landlord or a tenant, if you’re in need of expert advice, our team of property solicitors are happy to help, and find a solution that fits your needs.
We have solicitor offices in:
- Southampton
- Hedge End
- Chandlers Ford
- Winchester
- Lymington
- Shoreham-by-Sea
- Marlborough
- Richmond Upon Thames
