# Renters' Rights Act: what changed for private tenants in England > Since 1 May 2026, most private tenancies in England are rolling assured periodic tenancies, and 'no fault' section 21 evictions have ended. This… - URL: https://centiview.com/uk-money/renters-rights-act-what-changed-for-private-tenants-england - Published: 2026-10-20T14:18:00.000Z - Figures checked: 2026-10-20 - Edited by David A - Topic: Property & Renting (UK) - Publisher: Centiview (Persie Ltd, London) - General information only, not financial advice Since 1 May 2026, most private tenancies in England are rolling assured periodic tenancies, and 'no fault' section 21 evictions have ended. This guide explains the new rules on notice, rent rises, bidding and fees. ## What changed on 1 May 2026 The Renters' Rights Act 2025 received Royal Assent on 27 October 2025, and its main tenant measures took effect on 1 May 2026 for privately rented homes in England. Most existing assured shorthold tenancies, the standard fixed-term contract many renters signed, automatically became assured periodic tenancies on that date. Any new private tenancy agreed on or after 1 May 2026 is also periodic. A periodic tenancy rolls on week by week or month by month with no end date, so an end date written into an older agreement no longer applies. Tenants with an existing written agreement do not need a new one, but GOV.UK says the landlord or agent had to give them a government Information Sheet about the changes before 31 May 2026. This guide was checked on 20 October 2026. > **Key numbers** Tenant notice to end a tenancy: 2 months. Rent increases: once a year, with at least 2 months' notice on Form 4A. Rent in advance: a maximum of 1 month's rent, and none before the agreement is signed. Section 21 'no fault' evictions: ended from 1 May 2026. Source: GOV.UK, checked 20 October 2026. ## Ending a tenancy: tenants and landlords A tenant on a periodic tenancy gives 2 months' notice. GOV.UK says it can be given in writing, including by letter, email or text, and must be given on the rent due date or the day before it. Rent is still payable during the notice period, and the tenant and landlord can agree a shorter period in writing. For landlords the position is stricter. Section 21 notices, which let a landlord end a tenancy without giving a reason, ended from 1 May 2026, even if an agreement still contains that clause. A landlord must now rely on a legal ground for possession, use the correct form and give the correct notice, which GOV.UK says is usually 4 months but can be shorter for some grounds. If the tenant does not leave when a valid notice ends, the landlord must still apply to court for a possession order. ## Grounds for possession The grounds are the permitted reasons for seeking possession. GOV.UK gives examples including the landlord wanting to sell or move in, unpaid rent and antisocial behaviour. The sale and moving-in grounds cannot be used in the first 12 months of a tenancy. The government's guide to the Act adds that the landlord must prove the ground in court, and that for the mandatory grounds the court must award possession once the ground is proven, while for the discretionary grounds it considers whether eviction is reasonable. Notices that were validly served before 1 May 2026 may continue under the earlier rules, and some court cases already started can still be completed. This is why it can be worth checking the date on any notice that was received around the changeover. ## Rent increases, bidding and advance rent A landlord can raise the rent only once a year, and not at all in the first 12 months of a new tenancy (Shelter describes this as 52 weeks). The notice must be on Form 4A and give at least 2 months' notice. A tenant who thinks the proposed rent is above the market level can refer it to the First-tier Tribunal, but Shelter says the referral must be made before the notice expires and that the time limit cannot be extended. The tribunal sets a market rent, meaning what a similar home would reasonably fetch on the open market, and it cannot set a figure higher than the landlord asked for. New rules on bidding also apply: adverts must state a specific price, and landlords and agents cannot ask for, encourage or accept offers above it. Rent cannot be taken before the agreement is signed, and afterwards no more than 1 month's rent can be required in advance. ## A worked example These figures are illustrative only. Suppose rent is £900 a month and a landlord serves a Form 4A proposing £945. The rise is £945 minus £900, which is £45 a month, and £45 divided by £900 is 5%. Over a year that is £45 x 12 = £540 extra. If the notice is served on 15 December 2026 and the rent period starts on the 1st of each month, two months after service is 15 February 2027, and the increase must start on the first day of a tenancy period, so the earliest start would be 1 March 2027. If the tenant refers the proposal to the tribunal before the notice expires and it finds the market rent is £920, the new rent would be £920 because that is below the £945 requested. If it found £970, the cap would limit it to £945. ## Pets, discrimination and who this covers GOV.UK says a tenant can ask to keep a pet, the landlord must consider the request and, if it is refused, should give a reason. Landlords and agents cannot refuse to rent to someone because they receive benefits or have children, or discriminate on a protected characteristic under the Equality Act. For some offences, such as failing to licence a property, a tenant can apply to the First-tier Tribunal for a rent repayment order, which can cover some or all rent paid over up to 2 years. Local councils also have powers to act against landlords who break the rules. - Applies to: people renting privately in England under an assured tenancy. - Does not apply to: council and housing association tenants, student hall residents and lodgers, who are covered by different rules. - Wales, Scotland and Northern Ireland have their own separate rules for renting. ## Where to get free help Shelter and Citizens Advice give free guidance on notices, rent increases and eviction, and the local council's housing team can advise on landlord breaches. This guide gives general information only and is not legal advice. Because the tribunal deadline for a rent increase cannot be extended, many people find it useful to seek advice early rather than wait until a notice is close to expiring. ## Check before you act Rules, forms and fees can change, and some details differ between tenancy types. It can be worth confirming the points above on the official pages linked below before relying on them. ### Sources - [GOV.UK: Renters' Rights Act overview for tenants](https://www.gov.uk/guidance/renters-rights-act-overview-for-tenants) - [GOV.UK: Guide to the Renters' Rights Act](https://www.gov.uk/government/publications/guide-to-the-renters-rights-act/guide-to-the-renters-rights-act) - [Legislation.gov.uk: Renters' Rights Act 2025](https://www.legislation.gov.uk/ukpga/2025/26/contents) - [Shelter England: Section 13 rent increases](https://england.shelter.org.uk/legal/rents/market_rents/rent_increases/section_13_rent_increases)