RRA Reminder of Key Changes for Landlords & Tenants

30 Mar 2026

Abstract illustration featuring stylised houses, a large key, and a document icon with simple geometric shapes and bold colours, symbolising changes in rental laws and tenancy rules.

From 1 May 2026, the Renters’ Rights Act 2025 will introduce major reforms to the private rented sector in England. These changes affect both tenants and landlords, altering how tenancies begin, operate, and end. Much of the new system applies automatically, even if tenancy agreements have not yet been updated.

This guide explains the key changes, based entirely on the latest verified UK Government information.

Who the New Rules Apply To

The reforms apply to:

Private renters with assured or assured shorthold tenancies
Private landlords operating under the Housing Act 1988

They do not generally apply to:

Lodgers
Social housing tenants

Landlords cannot opt out of these reforms. Any clause contradicting the Act becomes invalid.

Fixed-Term Tenancies Are Ending

From 1 May 2026, fixed-term assured and assured shorthold tenancies are abolished. All such tenancies must become rolling periodic tenancies, with rent periods not exceeding one month.

What this means:

Tenants: Your tenancy will no longer automatically end at a fixed date; it continues unless you give notice or your landlord proves a valid ground for possession.
Landlords: You can no longer rely on fixed-term expiry to regain possession.

No new contract is required - this change happens automatically.

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Assured Shorthold Tenancies (ASTs) Will Be Abolished

ASTs will no longer exist after 1 May 2026. All existing ASTs automatically become Assured Periodic Tenancies, providing tenants with stronger rights and greater security.

This change does not end the tenancy.

Section 21 ‘No-Fault’ Evictions Are Being Scrapped

From 1 May 2026, landlords can no longer evict tenants without giving a reason. Section 21 notices are abolished.

Going forward:

All evictions must use Section 8, which requires landlords to prove a valid ground such as:

Serious rent arrears
Antisocial behaviour
Property neglect

Extra protection for tenants:

Certain grounds - including selling the property or the landlord moving in - cannot be used during the first 12 months of a tenancy.

If a landlord seeks possession:

They must serve a Section 8 notice
They must apply to court if the tenant does not leave
Tenants can obtain free legal advice through the Housing Loss Prevention Advice Service

Stronger Rules on Rent Increases

From 1 May 2026, landlords cannot use contractual rent review clauses to raise rent. All rent increases must follow the statutory Section 13 process.

Under Section 13:

Only one rent increase every 12 months is allowed
At least 2 months’ written notice must be given
Rent must not exceed market value
Tenants may challenge increases at the First-tier Tribunal

Tenants may also challenge the initial rent within the first six months if they believe it exceeds market levels.

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Ending a Tenancy: Tenant Notice Requirements

From May 2026, tenants must:

Give 2 months’ written notice
Ensure the notice ends on or before the rent due date
A shorter notice period may be used if both parties agree in writing

This increased notice period replaces the previous 1-month requirement for many renters.

New Rights Around Keeping Pets

Tenants gain a formal right to request permission to keep a pet.
Landlords must:

Respond in writing, and
Provide a reasonable explanation if refusing

Unreasonable refusals may be challengeable.

Special Rules for Student HMOs — Ground 4A

A specific possession ground applies to full-time student households in Houses in Multiple Occupation (HMOs).

Ground 4A can be used only if:

All tenants are full-time students
The landlord issued the required written Ground 4A notice before the tenancy began (or within 28 days of conversion in 2026)
The relevant date in the notice falls between 1 June and 30 September

Important (and often misunderstood):
There is no 4-month notice requirement in the legislation.
Ground 4A is governed by the statutory timing window, not a fixed notice period.

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What These Changes Mean—At a Glance

For Tenants

No more fixed terms
No more Section 21 evictions
Clearer, fairer rent increases
Stronger rights around pets
Protection from unfair use of possession grounds
Ability to challenge rent increases and initial rent levels

For Landlords

All tenancies become open?ended
Section 21 must be removed from processes and templates
Rent increases must follow Section 13 rules
Possession actions must rely on updated Section 8 grounds
Stronger documentation and evidence requirements
New obligations when responding to pet requests

These reforms aim to deliver a safer, more secure, and more transparent rental system for everyone involved.

This article is intended as a general guide for informational purposes and will be updated as further details become available. Always seek professional advice before making any property and/or financial decisions.