Renters' Rights Act: what tenants in England can now expect
Periodic tenancies, no section 21, one rent rise a year and a cap on upfront rent. Your rights since 1 May 2026
The Renters' Rights Act 2025 came into force in England on 1 May 2026 and rewrites the rules for private tenants. This guide explains what has changed, what a landlord can and cannot do now, and how to challenge a rent rise or complain if the rules are broken.
Periodic tenancies replace fixed terms
New and existing assured shorthold tenancies have become periodic tenancies that roll month to month. You no longer sign up to a 12-month term with a break clause. You can leave by giving your landlord two months' notice at any time. Your landlord cannot make you sign a new fixed term, and any clause that tries to lock you in for a set period does not apply.
Section 21 has gone
Landlords can no longer serve a section 21 notice to evict you without giving a reason. To end a tenancy they must use a section 8 ground, such as wanting to sell the property, moving in themselves or a close family member, or serious rent arrears. Each ground has its own notice period and evidence requirements, and a court must agree the ground applies. If your landlord tells you to leave, ask in writing which ground they are relying on before you do anything.
Rent rises: once a year, with notice
A landlord can raise your rent once in any 12-month period and must use a formal section 13 notice giving at least two months' warning. Rent review clauses in old contracts no longer work. If you think the new rent is above what similar homes in the area let for, you can apply to the First-tier Tribunal (Property Chamber) before the rise takes effect. The tribunal sets the rent at market level and cannot set it higher than the landlord asked for. Applying is free.
No bidding wars, one month upfront
Landlords and letting agents must advertise a rent and cannot invite or accept offers above it. They also cannot ask for more than one month's rent in advance, on top of a deposit. If you were previously asked for six months upfront because you were self-employed or new to the country, that practice is no longer allowed.
Deposits
Deposit rules have not changed. Your deposit must still be protected in a government-approved scheme within 30 days, and you must be given the prescribed information. The cap remains five weeks' rent where annual rent is under £50,000. At the end of the tenancy the landlord can only deduct for unpaid rent, damage beyond fair wear and tear, or breaches of the agreement, and you can dispute deductions through the scheme's free resolution service.
Other rights worth knowing
- You can ask to keep a pet and the landlord cannot refuse without a reasonable reason.
- Landlords cannot refuse tenants because they receive benefits or have children.
- A decent homes standard applies to private rentals, with local councils able to enforce it.
- A new private rented sector ombudsman is being set up that all landlords must join, giving you a free route for complaints about a landlord's conduct.
How to complain
- Raise the problem with your landlord or agent in writing and keep a copy.
- If it is about repairs or conditions, contact your local council's private sector housing team.
- For deposit disputes, use the free dispute service of the scheme holding your deposit.
- For rent rises, apply to the First-tier Tribunal before the new rent starts.
- For general conduct, use the ombudsman once your landlord is registered, or seek free help from Citizens Advice at citizensadvice.org.uk.
Watch out for
A landlord who serves a section 8 notice claiming they intend to sell cannot re-let the property for a set period afterwards. If you see your old home advertised soon after you leave, report it to the council. Councils can fine landlords who misuse the grounds. Keep copies of every notice and message so you have a record if you need one.