What changes mean for tenants and landlords
From 1 May 2026, the way renting works in England has changed.
These FAQs explain what the new law means in practice - whether you’re renting a home or letting one.
For tenants
What does the end of Section 21 evictions mean?
Section 21 ‘no fault’ evictions have been abolished.
This means your landlord can no longer evict you without a valid legal reason. All evictions must now use specific grounds under Section 8, such as:
- Rent arrears
- Anti-social behaviour
- Property damage
- The landlord selling the property or moving in themselves (or a family member)
What are the changes to tenancies?
Fixed-term tenancies have been replaced by rolling (periodic) tenancies.
This means:
- Tenancies no longer have a fixed end date
- They continue until ended by either the tenant or landlord
Tenants can give two months’ notice to leave at any time.
What if I’m already in a fixed-term tenancy?
From 1 May 2026, all tenancies - including existing ones - become rolling.
Landlords have until 31 May 2026 to update tenancy agreements where needed.
If there is no written agreement, landlords must now provide a written record of the key terms.
The Government have published details of what must be included.
What are the new rules on rent increases?
The Act does not introduce rent caps, but it does introduce limits:
- Rent can only be increased once every 12 months
- Increases must reflect market rates
- Landlords and agents must clearly advertise the asking rent
- More than one month’s rent in advance cannot be requested
Can tenants challenge rent increases?
Yes.
If a tenant believes a rent increase is unfair, they can challenge it through a tribunal.
Can I have a pet in my rented property?
Tenants now have the right to request a pet.
- Requests must be made in writing
- Landlords must respond within 28 days
- Requests cannot be unreasonably refused
Further guidance is available on GOV.UK.
What can I do if my landlord breaks the rules?
Your local authority can help.
Councils have powers to:
- Investigate complaints
- Enforce standards
- Take action where landlords are not complying
If you think your landlord is breaking the rules, contact your local council.
For landlords
How can I regain possession of my property?
You can still take possession, but only with a valid legal reason.
These include:
- Rent arrears
- Anti-social behaviour
- Property damage
- Selling the property
- Moving in yourself or a family member
All possession must now follow Section 8 grounds.
What do I need to do now?
You should:
- Update tenancy agreements where required
- Ensure your property meets required standards
- Follow the new legal process for rent increases and possession
Wider changes
Does Awaab’s Law apply to the private rented sector?
Yes.
Awaab’s Law, which sets requirements for fixing hazards such as damp and mould, is being extended to the private rented sector.
The Government is expected to confirm the exact timescales.
What is the PRS Ombudsman?
A new Private Rented Sector Ombudsman will help resolve disputes between landlords and tenants.
It will provide:
- Independent
- Fair
- Binding decisions
The Ombudsman is expected to be introduced in a later phase of the Act (currently anticipated around 2028).
Local support
For advice and support, contact your local council: