If you rent your home in England, the rules have changed significantly. The Renters Rights Act 2025 came into force on 1 May 2026 and replaced a framework that had been largely unchanged since the 1980s. Below is a straightforward run-through of the seven headline changes, with a real-world example for each, plus answers to two questions we hear regularly at Cooke and Co.
1. No more no-fault evictions
Section 21 notices, which allowed a landlord to end a tenancy without giving any reason, have been abolished. A landlord who wants to regain possession must now serve a Section 8 notice and cite a specific legal ground, such as rent arrears or the landlord genuinely needing the property back as their own home.
Real-world example: Your landlord decides to sell. Under the old rules a Section 21 could arrive with two months notice and no explanation. Now, the landlord must use the correct Section 8 ground (Ground 1A for sale) and give you at least four months notice, giving you far more time to plan.
2. All tenancies are now periodic
Fixed-term assured shorthold tenancies (ASTs) have automatically converted to rolling periodic tenancies with no set end date. Your tenancy continues month to month until you choose to leave (with the required notice) or the landlord obtains a valid possession order.
Real-world example: You signed a twelve-month fixed term in January 2026. From 1 May 2026 that fixed term no longer applies. You cannot be held to a break-clause penalty simply for leaving after giving proper notice.
3. Rent increases are capped to once a year
A landlord can only raise your rent once in any twelve-month period, and must do so via a formal Section 13 notice giving you at least two months warning. If you think the proposed increase is above the open-market rate, you can challenge it at the First-tier Tribunal (Property Chamber) at no cost to you.
Real-world example: Your landlord writes to say rent is going up by 20% in six weeks. That notice is invalid on two counts: the notice period is too short, and a 20% jump may well be above market rate. You can refer it to the Tribunal.
4. Bidding wars are banned
Landlords and letting agents cannot invite, encourage, or accept offers above the advertised asking rent. Every property must be listed at a fixed price, and that price must be the maximum accepted.
Real-world example: In a busy market, an agent tells several applicants to offer whatever they like above the asking rent. That is now illegal. If you are pressured to offer above the listed figure, report it to your local Trading Standards office.
5. Upfront rent is capped at one month
Landlords cannot ask for more than one month's rent in advance before a tenancy starts. Asking for three or six months upfront to get around referencing concerns is no longer permitted.
Real-world example: You have a good income but a short UK credit history. A landlord cannot demand three months rent upfront as a condition of letting to you.
6. Discrimination on grounds of children or benefits is illegal
Blanket policies refusing tenants because they have children or receive housing benefit (or any other state benefit) are now unlawful. Landlords must assess each applicant on their individual circumstances.
Real-world example: A listing states no DSS, no children. That wording is now illegal. If you were refused on either ground, speak to Citizens Advice or Shelter about your options.
7. A right to request a pet
Tenants have a contractual right to request a pet. Landlords can only refuse on reasonable grounds and must respond in writing within 28 days. Where a landlord agrees, they can require you to take out pet damage insurance, which is now a permitted extra cost under the Tenant Fees Act rules.
Real-world example: You want to adopt a cat. Your landlord cannot simply say no without a written reason. If they refuse without good cause, you have grounds to challenge the decision.
Two coming changes worth knowing about
The Act also introduces a Private Rented Sector (PRS) Database, where you will be able to check whether your landlord is registered and compliant. This is expected to roll out regionally from late 2026. A Landlord Ombudsman, offering a free dispute resolution service for tenants, is expected to follow from 2028. Neither is fully live yet, but both will add a further layer of accountability.
Frequently asked questions
I signed a fixed-term agreement in 2025. Does the Act still apply to me?
Yes. All fixed-term ASTs converted automatically to periodic tenancies on 1 May 2026, regardless of when they were signed or when the fixed term was due to end. Your original agreement no longer governs the end date of your tenancy.
What if my landlord served a Section 21 notice before 1 May 2026?
Any Section 21 notice served before the Act came into force may still have been valid at the time, but courts are scrutinising these closely. If you received one and have not yet vacated, speak to a housing solicitor or your local Citizens Advice bureau as soon as possible. Do not assume you must leave without checking the position first.
A practical takeaway
Keep copies of all correspondence with your landlord, note dates carefully, and make sure any requests (such as a pet request) are made in writing so you have a clear record. If something does not feel right, ask our lettings team at Cooke and Co for a steer, or contact Citizens Advice for free, independent guidance.
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