Renters’ Rights Act Explained: What Changes in May 2026 for Landlords and Tenants

From 1 May 2026, the Renters’ Rights Act will begin changing how most private rented tenancies in England work. These changes will usually affect tenants in the private rented sector with an assured or assured shorthold tenancy. They will not usually apply in the same way to social housing tenants or lodgers.

The purpose of this guide is to explain the changes in a clear and practical way. It looks at what is due to change in May 2026, what comes later, and what both landlords and tenants may want to understand before the new rules take effect.

Quick summary

From 1 May 2026, the core tenancy reforms are due to begin for most private rented assured and assured shorthold tenancies in England.
Section 21 will no longer be available for new possession action once the reforms begin.
Assured shorthold tenancies will automatically become assured periodic tenancies.
Existing written tenancy agreements do not usually need to be replaced, but existing written tenants must be given the government information sheet by 31 May 2026.
If there is no written tenancy agreement or written record of the terms, certain written information must also be provided by 31 May 2026.
New rent increases from 1 May 2026 must use the statutory process.

Who the changes apply to

The new rules will usually affect tenants in the private rented sector who have an assured or assured shorthold tenancy. They will not usually apply in the same way to social housing tenants or lodgers.

That distinction matters, because the reforms are focused on the private rented assured tenancy system rather than every type of housing arrangement.

An important transition point before 1 May 2026

If a landlord serves a Section 8 or Section 21 notice before 1 May 2026, the new rules may not apply to that tenancy straight away. In those cases, the previous legal route may still continue through the court process.

In practice, that means some tenancies will move fully into the new system on 1 May 2026, while others may still be affected by earlier possession action already taken before that date.

Tenancies will automatically become periodic

From 1 May 2026, assured shorthold tenancies will be abolished and existing assured or assured shorthold tenancies will automatically become rolling periodic tenancies. The tenancy will continue unless the tenant ends it by notice, the landlord uses a valid legal ground for possession, or both sides agree to bring it to an end.

The change applies automatically, even if the tenancy agreement is not rewritten. If the tenancy already has a written agreement, landlords do not usually need to issue a new one. Instead, they will need to provide tenants with the government information sheet by 31 May 2026. If there is no written tenancy agreement or no written record of the terms, certain written information must also be provided by that date.

What changes from 1 May 2026

Section 21 will no longer be used for new possession action

From 1 May 2026, landlords will not be able to give a new Section 21 notice, even if the tenancy agreement still refers to it. If possession is needed, the landlord will need to rely on a legal ground instead.

Rent increases will follow one statutory process

From 1 May 2026, landlords will no longer be able to rely on rent review clauses for new rent increases. Instead, rent increases must be made through the statutory Section 13 process.

In most cases this means:

rent can only be increased once each year
at least 2 months’ written notice must be given
the prescribed form must be used
the proposed increase must reflect the open market rent

If a tenant believes the proposed increase is above market level, they can challenge it at the First tier Tribunal.

Tenants can request permission to keep a pet

Tenants will have the right to ask to keep a pet. Landlords must consider the request and cannot unreasonably refuse it. If they do refuse, they must respond in writing and explain why.

Tenants will have a clearer route to end the tenancy

Under the new system, tenants will be able to end the tenancy at any point by giving notice. The notice must be in writing, such as by letter or email, and will usually need to be at least 2 months. It must usually end on a day when the rent is due, or the day before the rent is due.

A shorter notice period can still be agreed in writing if the landlord and all named tenants agree.

How possession works after the change

Landlords will still be able to recover possession, but they will need to rely on a legal ground. Examples include serious rent arrears, antisocial behaviour, poor care of the property, and certain specialist housing situations.

There are also limits on some grounds. In particular, some grounds cannot usually be used during the first 12 months of a tenancy, including where the landlord intends to sell the property or where the landlord or a family member intends to move into it.

If a landlord wants possession, they will need to serve a Section 8 notice using one or more legal grounds. If the tenant does not leave by the end of the notice period, the landlord will need to apply to court for a possession order and provide evidence of the ground relied on.

What comes later

The government roadmap makes clear that the reforms beginning on 1 May 2026 are only the first stage. Later phases are expected to include the Private Rented Sector Ombudsman and the Private Rented Sector Database, with further detail and timings continuing to come through official guidance.

New government information sheet for tenants

The government has published a new Renters’ Rights Act Information Sheet 2026 for tenants in the private rented sector. It is designed to explain, in plain English, how the May 2026 changes may affect an existing tenancy.

The sheet explains who the changes usually apply to, what happens to fixed term tenancies, how rent increases will work, how possession will be handled once Section 21 falls away, what notice a tenant must give if they want to leave, and the new position on pets.

It is a useful summary for both landlords and tenants, especially where there is an existing tenancy in place and both sides want to understand what changes automatically from 1 May 2026.

Read the tenant information sheet

Timeline

Before 1 May 2026 landlords and tenants may wish to review tenancy terms, notice arrangements, and how future changes may affect them.
1 May 2026 core tenancy reforms are due to begin, including the move to assured periodic tenancies and the end of new Section 21 use.
By 31 May 2026 existing written tenants must be given the government information sheet. Where there is no written tenancy agreement or written record of terms, certain written information must also be provided by this date.
Later phases further reforms are expected, including the ombudsman and database.

Extra points tenants should know

Free legal help is available in possession cases

Tenants may be able to access free legal advice through the Housing Loss Prevention Advice Service before court and on the day of the hearing.

There is a separate point for some student tenancies

If a tenant is a full time student renting from a private landlord, the landlord may in some circumstances be able to use Ground 4A at the end of the academic year. Advance written notice is required in most cases, and the general information sheet does not count as that notice.

Practical points to review

For landlords and tenants alike, the main benefit of reviewing the changes early is clarity. The reforms affect how tenancies continue, how notice works, and how rent increases are handled. Looking at these points before May 2026 can help avoid confusion later.

Check whether the tenancy is in writing and whether the terms are clear.
Review how rent increases are currently handled.
Understand how notice will work under the new periodic system.
Make sure key tenancy documents and records are easy to find.
Plan for the government information sheet to be issued where required.

Landlords may also wish to review their tenancy before the changes take effect

If you would like a practical review of your tenancy arrangements, documentation, and overall readiness ahead of the May changes, our landlord health check is designed to help.

View the landlord health check

Official information

Key facts at a glance

From 1 May 2026, most private rented assured and assured shorthold tenancies in England are due to move into the new system.
Assured shorthold tenancies will automatically become assured periodic tenancies.
Existing written tenancy agreements do not usually need to be replaced, but existing written tenants must be given the government information sheet by 31 May 2026.
If there is no written tenancy agreement or written record of terms, certain written information must be provided by 31 May 2026.
Section 21 cannot be used for new possession action once the reforms begin.
New rent increases must use the statutory process.
Tenants will usually need to give at least 2 months’ written notice if they want to leave.
If a possession notice was served before 1 May 2026, earlier rules may still apply to that case.

The Renters’ Rights Act is a significant change for the private rented sector, but the practical aim is straightforward. It changes how tenancies continue, how possession is handled, and how rent increases are made. Reviewing the detail early should make the transition clearer for both landlords and tenants.

This article is general information only and does not constitute legal advice. For the full legal position, refer to the official government guidance and legislation.

Renters’ Rights Act Update for Landlords and Tenants: May 2026 Changes Explained