Renters’ Rights Act changes for landlords in England: what changed on 1 May 2026

The short answer

From 1 May 2026, most private tenancies in England became assured periodic (rolling) tenancies and landlords can no longer evict using section 21. Rent can now be increased only once a year, by serving Form 4A under section 13 with at least two months' notice. The rules apply to private landlords and their letting agents in England; private registered providers of social housing are not covered until 2027.

Key facts

• The Renters' Rights Act tenancy reforms came into force in England on 1 May 2026 for assured tenancies that are not social housing tenancies. SI 2026/421
• Landlords cannot evict using section 21 and must serve a section 8 notice relying on one or more grounds for possession. GOV.UK
• To increase rent, a landlord must serve Form 4A with at least two months' notice, and rent cannot be increased more than once a year. GOV.UK
• Rent review clauses cannot be used to increase rent; a rise must come through a section 13 notice, a tribunal determination or a qualifying written agreement. Housing Act 1988, section 13(4A)
• Landlords cannot use the selling or moving-in grounds to evict within the first 12 months of a tenancy. GOV.UK
• The 'Register your rental property' service opens region by region from 15 December 2026, and all landlords actively letting property must be registered by 14 November 2027. GOV.UK

This article is an overview, not legal advice. For an individual possession case, tenancy agreement or dispute, read the relevant official guidance and consider professional advice.

The government’s Renters’ Rights Act overview for landlords and its guidance for private landlords are the primary starting points. Its stated scope is private landlords with rental properties in England. It says the changes do not apply to private registered providers of social housing until 2027.

What changed on 1 May 2026

The government states that the following changes took effect on 1 May 2026.

Most tenancies became periodic

Most new and existing private rented sector tenancies became assured periodic tenancies, sometimes called rolling tenancies. This means there is no agreed fixed term or tenancy end date; the tenancy continues until the tenant ends it, or the landlord serves a valid notice and obtains a court possession order.

For a pre-existing assured shorthold tenancy, the government says the tenancy automatically became an assured periodic tenancy on 1 May 2026.

Section 21 was abolished

Landlords can no longer use Section 21 of the Housing Act 1988 to evict a tenant. Instead, possession requires a specific, legally valid possession ground.

The government says the reformed grounds include routes for circumstances such as selling the property, a landlord or family member moving in, and certain tenant breaches. The selling and moving-in grounds cannot be used to evict within the first 12 months of a tenancy, and the notice period is often four months, although some grounds have shorter notice. These are not automatic outcomes: the appropriate ground, evidence, notice and procedure matter in each case. Check the official possession guidance before taking action.

Rent rises are limited to once a year

Rent increases are limited to once per year. To increase the rent, a landlord must complete Form 4A and serve it on the tenant under section 13 of the Housing Act 1988, with at least two months' notice before the new rent takes effect.

A rent review clause in a tenancy agreement no longer works. Under section 13(4A) of the Housing Act 1988, a rise must come through a section 13 notice, a tribunal determination or a qualifying written agreement with the tenant. The tenant can challenge a Form 4A increase at the First-tier Tribunal.

Keep a clear record of the current rent, proposed rent, notice date and a copy of the Form 4A served. You can use our free Section 13 rent increase calculator to work out the earliest valid start date and the latest service date.

Rental bidding is banned

Any written property advertisement must state a specific price. A landlord cannot ask for, encourage or accept an offer above that advertised amount.

For a new listing, make the advertised asking rent consistent across your advert, viewing communications and application process. Avoid wording that invites applicants to improve their chances by offering more rent.

Restrictions on rent in advance

Between signing a tenancy and its start date, a landlord can require up to one month’s rent in advance. The government states that rent cannot be accepted before that period.

Once the tenancy has begun, a landlord cannot require rent to be paid before it is due. Review application, holding and move-in processes carefully, particularly where an agent collects payments on your behalf.

Pet requests must be considered

Landlords must consider a tenant’s request to rent with a pet, respond within the applicable timeframe, and provide valid reasons if refusing a request.

Have a consistent written process for receiving, assessing and responding to requests. The detailed rules and time limits should be checked in the applicable official guidance.

Landlord registration is coming

The Act also creates a database of private landlords. The government says the 'Register your rental property' service will open region by region from 15 December 2026, and all landlords actively letting property must be registered by 14 November 2027. See the government's announcement for the regional timetable.

Discrimination protections

The government states that it is illegal to make a person less likely to rent a property, or prevent them renting it, because they have children or receive benefits. This can include withholding availability information, preventing viewings or refusing to grant a tenancy.

Review advert wording, pre-screening questions and agent instructions so that they do not create these barriers.

What to do for a tenancy that began before 1 May 2026

If the tenancy began before 1 May 2026, start by identifying whether there was already a written record of its terms.

• Where there was a written record: the government says you did not need to issue a replacement tenancy agreement. Instead, you needed to give the tenant a Renters’ Rights Act Information Sheet.
• Where there was no written record: for example, where the arrangement was verbal, you needed to provide a written record of specified tenancy terms instead of the Information Sheet.

Both of those written-information requirements had a stated deadline of 31 May 2026. That date is a past deadline, not an upcoming one. If you are unsure whether the requirement applied to a tenancy or whether information was properly supplied, preserve the relevant agreement, correspondence and proof of delivery, then consult the official guidance or obtain professional advice.

Pre-1 May 2026 tenancies were also affected by the wider changes from 1 May 2026. In particular, the government says pre-existing assured shorthold tenancies automatically became assured periodic tenancies, and possession can no longer be sought through Section 21.

The government also states that a tenant under an assured periodic tenancy needs to give two months’ notice when they want to leave, and may do so at any point in the tenancy.

What to do for a tenancy starting on or after 1 May 2026

For tenancies starting on or after 1 May 2026, landlords need to provide certain information about the tenancy in writing. The government says this can be done through a written tenancy agreement, provided it contains the required information.

Before marketing or signing a new tenancy, work through this checklist:

1. Set and publish one clear asking rent in every written advert.
2. Do not invite or accept bids above that asking rent.
3. Review rent-in-advance requests so they do not exceed the stated one-month limit between signing and the tenancy start date.
4. Do a Right to Rent check on every adult occupier before the tenancy starts, and no earlier than 28 days before for anyone with a time-limited right to rent.
5. Prepare the written tenancy information required for the new tenancy.
6. Use the appropriate current forms and process if a rent increase or possession action is later needed.
7. Set up a recorded pet-request process so requests can be considered and answered appropriately.

The government says landlords should familiarise themselves with the forms used at different points in a tenancy, including forms for rent increases and possession.

Possession: plan early and use the right route

The end of Section 21 does not mean a landlord can never regain possession. It means possession must be based on a specific legally valid ground and follow the required process.

The government’s overview identifies selling, moving in yourself, moving family members in and tenant breaches as examples of circumstances in which possession grounds may be relevant. However, whether a ground is available in a particular case will depend on the detailed rules and evidence.

Before serving notice, check the current official guidance on possession grounds and prescribed forms. For complex circumstances, disputed facts or planned possession action, seek appropriate professional advice.

Keep a practical evidence trail

Good records will not decide legal compliance, but they can make it easier to understand what has happened and to respond to official requirements. Keep copies of:

• the tenancy agreement and any written tenancy information;
• the Renters’ Rights Act Information Sheet or written terms supplied for a pre-1 May 2026 tenancy;
• evidence of when documents were sent or given to the tenant;
• adverts showing the advertised asking rent;
• rent-increase notices and supporting correspondence;
• pet requests and responses;
• communications relevant to any potential possession ground.

A portfolio record system can help keep property, tenancy and document records together while you work through the relevant official requirements. You can explore Portfoliq's landlord features if a more organised record of your portfolio would be useful. It should not be treated as a substitute for official guidance or professional advice.

A note for landlords using an agent

The government says that where a letting agent acts on a landlord’s behalf, the agent must follow these rules too. Even so, landlords should understand the process being used for adverts, advance rent, tenancy paperwork, rent increases and possession notices.

Ask your agent how it will:

• display the asking rent and prevent rental bidding;
• collect rent in advance within the new restrictions;
• provide and retain the required written tenancy information;
• handle pet requests; and
• use current procedures and forms for rent increases and possession.

Next steps

1. Separate your tenancies into those that began before 1 May 2026 and those that began on or after that date.
2. Check what written information was provided, and retain proof of delivery where available.
3. Remove reliance on any rent review clause and plan future increases through Form 4A.
4. Update advert templates, application scripts and payment processes.
5. Review how pet requests, rent increases and potential possession cases are recorded and handled.
6. Note when your region opens for landlord registration and the 14 November 2027 deadline.
7. Read the full government overview for landlords and obtain professional advice where the position is complex.

Once you have identified the records you need to maintain, you can start organising your property portfolio in one place.

Sources

• GOV.UK: Renters' Rights Act, an overview for landlords
• The Renters’ Rights Act 2025 (Commencement No. 2 and Transitional and Saving Provisions) Regulations 2026, regulation 2
• Housing Act 1988, section 13
• GOV.UK: Stronger protections and greater confidence for renters (9 September 2026)
• GOV.UK Housing Hub: Renting is changing