The Renters’ Rights Act 2026 came into effect on 1 May 2026, introducing significant changes for tenants renting in the private sector under an Assured Tenancy or Assured Shorthold Tenancy (AST).
The key changes outlined below will apply automatically to eligible tenancies.
From 1 May 2026, fixed-term tenancy agreements (such as 12 or 24-month contracts) have been replaced with Assured Periodic Tenancies, commonly known as monthly rolling tenancies.
Your tenancy will continue until one of the following occurs:
Previously, landlords could end an Assured Shorthold Tenancy without providing a reason by serving a Section 21 Notice. From 1 May 2026, Section 21 (“no-fault”) evictions have been abolished and can no longer be used, even if referenced in an existing tenancy agreement.
Landlords must now use a Section 8 Notice and provide a legally recognised ground for possession.
Examples of valid grounds include:
In most cases, landlords cannot seek possession within the first 12 months of a tenancy on the following grounds:
For full details of all possession grounds, please refer to the official GOV.UK guidance.
Tenants may end their tenancy at any time by providing notice to their landlord.
The notice must:
Where there is more than one named tenant, all tenants must agree to any variation of the notice period.
From 1 May 2026, tenants have the right to request permission to keep a pet.
Landlords cannot unreasonably refuse a request. If permission is refused, the landlord must:
If a tenant believes a request has been unreasonably refused, they may have the right to challenge the decision through the courts.
If you have any questions about how the Renters’ Rights Act 2026 may affect your tenancy, please contact our Lettings Team, who will be happy to assist.