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The Renters’ Rights Act comes into force this Friday, 1 May 2026.
The Renters’ Rights Act, which is designed to give residential tenants better protection, comes into force on Friday and applies to both existing and new tenancies. The new regulations do not currently apply to social housing or lodgers.
The Act is being implemented in phases. The main changes on Friday will be:
- All assured shorthold tenancies (fixed-term tenancies) will be replaced with periodic rolling tenancies, meaning they will continue until the tenant serves two months’ notice.
- Landlords will no longer be able to evict tenants on a no-fault basis.
- Landlords can obtain possession on specific grounds, such as selling the property or moving in, but these can only be actioned after the first 12 months of the tenancy and with four months’ notice.
- The grounds for possession will be extended to make it easier to evict a tenant who commits anti-social behaviour or is in serious, persistent rent arrears.
- Rent increases are limited to one every 12 months, following the new statutory procedure and with no less than two months’ notice given to the tenant.
- Landlords or their agents will not be able to encourage or accept rent higher than the advertised amount and can only accept one month’s rent in advance.
- Tenants have the right to request a pet, and the landlord has 28 days to consider the request; however, such a request cannot be unreasonably refused.
- Landlords will be prohibited from refusing tenants on the grounds that they have children or are receiving benefits.
Existing Tenancies: What to Do
- All existing assured shorthold tenancies will automatically move to a periodic rolling tenancy on 1 May 2026 and no new contracts have to be entered into.
- A Renters’ Rights Act Information Sheet 2026 must be sent to the tenant by 31 May 2026. A copy can be obtained from:
Landlord’s Breach
Landlords breaching the Renters’ Rights Act 2025 face severe penalties from 1 May 2026.
These include civil penalties of up to £7,000 for minor breaches and up to £40,000 or criminal prosecution for serious, repeated or illegal eviction offences. Local authorities can enforce these fines.
If you need advice on this or any property matters, please get in touch. [email protected] I would be happy to help.
Simon Robinson – Commercial & Residential Property Solicitor