If you rent your home in England, the rules that govern your tenancy changed significantly on 1 May 2026. The Renters Rights Act 2025 is now in force, and it affects everything from how long you can stay in a property to whether you can keep a cat. The changes are largely in tenants favour, but they do come with new responsibilities too. Here is a straightforward rundown of what has changed and what it means for you day to day.
Section 21 no-fault evictions are gone
Previously, a landlord could serve a Section 21 notice to end your tenancy without giving any reason. That is no longer possible. Section 21 has been abolished for all tenancies, including those that started before the Act came into force.
A landlord who wants to end your tenancy now has to rely on a Section 8 notice, which means they must give a specific legal ground. Grounds include things like rent arrears, anti-social behaviour, or the landlord genuinely needing to move back into the property. Each ground has its own notice period and rules.
If you receive any eviction notice, do not ignore it. Check what type of notice it is, read it carefully, and contact a local housing adviser or citizens advice bureau straight away. You can also find official guidance on your rights at gov.uk.
Your tenancy is now rolling from day one
Fixed-term assured shorthold tenancies (ASTs) no longer exist for new tenancies, and existing ones converted to rolling periodic tenancies on 1 May 2026. In plain English, that means your tenancy now runs month to month by default, with no set end date.
This gives you more stability. A landlord cannot simply wait for your fixed term to expire and then ask you to leave without a proper ground. Your home is yours to stay in for as long as you pay the rent and keep to the tenancy conditions, unless the landlord has a valid legal reason to end it.
Giving notice if you want to leave
The flip side of rolling tenancies is that the rules for leaving have also changed. If you want to move out, you must now give your landlord two months written notice. Previously, periodic tenants often only needed one month.
Make sure you give notice in the correct form and keep a copy. If your tenancy agreement says something different, speak to our team or a housing adviser, as the Act overrides older contractual terms in most cases.
Rent increases are capped to once a year
Your landlord can only increase your rent once every twelve months, and they must do so through the formal Section 13 process. This involves serving you a prescribed notice with at least two months warning before any increase takes effect.
You have the right to challenge a proposed increase at the First-tier Tribunal (Property Chamber) if you think it is above the market rate for similar properties in your area. The tribunal will assess what a reasonable rent would be, not simply rubber-stamp whatever the landlord has asked for. If you want to dispute a notice, act quickly because there are deadlines involved.
You now have a right to keep a pet
Under the Act, you have the right to request permission to keep a pet in your rented home. Your landlord cannot unreasonably refuse. They can ask you to take out pet damage insurance to cover any extra wear and tear, and that is a reasonable condition. But a blanket no-pets clause in your contract no longer automatically overrides your request.
Put your request in writing and keep a record. If your landlord refuses, they must explain why in writing within 42 days. Speak to a housing adviser if you think a refusal is unreasonable.
Upfront rent payments are capped at one month
Landlords and letting agents can no longer ask for more than one months rent in advance before you move in. This was a significant barrier for many renters, particularly those without a credit history or in a competitive market. The cap applies on top of the existing deposit rules, so you should not be asked to pay large sums upfront as a condition of securing a property.
What to do if you receive an eviction notice
Stay calm and read the notice carefully. Note the date it was served and any deadlines mentioned. Then take these steps:
- Contact a local citizens advice bureau or housing charity such as Shelter as soon as possible.
- Check the notice against the official guidance on gov.uk.
- Do not hand back your keys or leave the property until you have taken advice. Leaving early could affect your rights.
- If court proceedings are issued, respond to any paperwork you receive. Ignoring it will not make it go away.
Our team at Cooke and Co can point you towards the right local resources if you are unsure where to start. The changes brought in by the Renters Rights Act are designed to give tenants more security, and understanding your new rights is the best first step you can take.
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