The Government has made changes to legislation for Private Rented Sector housing in England.
The first phase of these changes comes into effect on 1st May 2026.
Note this does not apply to lodger / licence agreements or student halls accommodation
Government Guidance for Landlords
Landlords and their Managing Agents should read the private landlords government guidance, understand the new laws and make necessary changes. Failure to manage properties in accordance with the Renters Rights Act can result in financial penalties.
The Government has published a Renters Rights Landlords Checklist which provides a quick reference document on what you need to do.
Government Guidance for Tenants
Tenants will have more security and stability in their homes. Finding and securing private rented accommodation should have obstacles removed. All private rented tenants are advised to read the guidance and know their rights.
Shelter have produced this video which explains the changes, there is also Renters' Rights guidance from Shelter on their website.
Tenancies
Existing and new tenancies in the private rented sector will become assured periodic tenancies.
For most existing tenancies landlords will have to send tenants a copy of the Government’s Information Sheet and have from 1st - 31st May 2026 to do so. It can be sent digitally or as a paper copy. Accessible formats of the information sheets are available on the government website.
All tenancies will require a written agreement.
If an existing tenancy has no written agreement landlords must provide tenants with one containing specific terms. The Government has published guidance on written information that must be included in a tenancy agreement.
Fixed term tenancies will be banned – this means there will be no end date on a tenancy agreement.
Section 21 ‘no fault’ evictions will be abolished.
Landlords will have to use a Section 8 notice to evict tenants and have a specific, legally valid reason to do so using Grounds. An application to court will be required for a landlord to regain possession of the property after the notice is served on the tenant. Examples of Grounds are rent arrears or anti-social behaviour by a tenant or if a landlord wishes to sell the property or move back in themselves.
Landlords renting to students in shared accommodation can give notice for them to leave at the end of an academic year but only if they intend to relet to other students.
Tenants will have to give Landlords 2 months’ notice when they want to leave. It must be in writing and expire at the end of a rental cycle. The notice could be less than two months if the tenancy agreement states so or a landlord agrees in writing.
If a Landlord has issued a valid Section 21 or Section 8 notice before 1st May 2026 it still applies – there is limited time they can be used to regain possession of the property from a court.
Rent payments
- Rent costs will be fixed for 12 months.
- Rent in advance limited to 1 month maximum and payable only when the tenancy agreement has been signed.
- Rent increases will require landlords giving at least 2 months’ notice to tenants
- Rental bidding will be banned. The rent cost must be what is advertised.
- Landlords will not be able to discriminate against renters with children or who receive benefits.
- Requests from renters to have a pet must be considered reasonably by landlords.
More information on the Renters' Rights Act 2025 please refer to the following
Guide to the Renters’ Rights Act – GOV.UK
Renters’ Rights Act overview for tenants – GOV.UK
Next phases of the Renters’ Rights Act will include
- Private Rented Property Database – anticipated late 2026
- Private Rented Ombudsman – anticipated late 2026
- Changes for Social Housing Tenancies – October 2027
- Decent Homes Standard in the Private Rented Sector – proposed 2035-2037
- Awaab’s Law in the Private Rented Sector – date to be confirmed