On 1 May 2026, changes are coming to renter’s rights in England. We asked our friends at Shelter to explain what’s changing.

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After years of campaigning by Shelter, the Renters’ Rights Act is being introduced on 1 May 2026. This Act represents the biggest change in renters’ rights in almost 40 years and will affect over 11 million people who rent privately in England.

Video: Renters’ Rights Act explained

 

How will the Renter’s Rights Act affect my tenancy?

On 1 May 2026, all Assured Shorthold Tenancies – the most common type of tenancy in the private rented sector – will automatically convert to Assured Tenancies. This will happen to your tenancy no matter what your rental agreement states.

This means that tenancies will no longer have a fixed term when they are first granted. Instead, they will all become a ‘periodic’ tenancy. This is also known as a ‘rolling’ tenancy, where the tenancy automatically ‘rolls over’ into the next tenancy period.

For renters, this means that your tenancy will continue until either:

• the tenant and the landlord agree to end the tenancy
• the tenant gives a two-month notice (up from one month), or
• the landlord evicts the tenant for a legitimate reason.

The rules for lodgers are different. If you’re not sure what type of tenancy you have, you can check using Shelter’s tenancy checker.

The end of section 21 evictions

This change to all tenancies means that from 1 May your landlord can no longer serve you with a section 21 notice, or ‘no-fault’ eviction.

Landlords can no longer evict you without a valid reason.

If you’ve received a section 21 notice before this date, the landlord could potentially still use it to evict you, even after 1 May. You can check whether the notice you have received is valid in Shelter’s section 21 guide.

Landlords can still evict tenants using what’s known as a section 8 notice. The landlord must have a legitimate reason for ending your tenancy – for example, a non-payment of rent.

One thing that doesn’t change about the eviction process is that the notice itself does not end the tenancy. You can, if you wish, remain in your home after the notice ends.

It is then up to the landlord to apply to court to obtain an order of possession, followed by a warrant or writ of eviction. If you choose to remain in your home after the notice expires you may be liable for court costs.

Find out more about eviction and your rights here.

Making it easier to rent

With a shortage of affordable and decent rental properties available in many parts of England, renters have found it increasingly difficult to secure accommodation.

Letting agents and landlords have sometimes been asking renters to pay their rent in advance. This is where renters pay their rent up front for a period, sometimes up to six months, on top deposits (which have previously been capped at two months’ rent).

This can really squeeze renters in what is already a difficult economic climate.

The Renters’ Rights Act limits rent in advance to one month’s rent. This means the maximum a prospective tenant will have to pay to secure accommodation will be three months’ rent – two for the deposit and one for rent in advance.

Can my rent still go up?

Landlords can no longer include a rent increase clause in the tenancy agreement. If your tenancy already has one, the landlord cannot use it to increase the rent after 1 May 2026.

This means that if the landlord wants to increase the rent, they must give you a two-month notice, known as a section 13 notice. The notice will state how much the rent will increase by and the date it takes effect, which will usually be two months after the date of the notice.

There are two big advantages for renters:

• Firstly, the landlord can only increase the rent once every 12 months, lessening the likelihood of a nasty surprise.
• Secondly, you can contest a rent increase at a tribunal if you think it is unfair.

A rent increase might be unfair if the amount the landlord increases the rent by is more than the market rate in the area or if your property is in a bad state of repair. Find advice about rent increases here.

Cats and dogs!

Landlords can no longer unreasonably refuse a request to keep a pet. If you are an existing tenant and want to keep a pet, you must write to your landlord asking their permission and include a description of the pet you want to have. The landlord must reply within four weeks. If they do refuse, they must have a good reason why.

What else is changing?

There are other changes coming later, including a database for landlords, the introduction of an ombudsman and further increases to safety standards for rental properties in England. You can keep up to date on Shelter’s website.

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