Renters’ Rights Act 2025 explained

What changed on 1 May 2026

Plain-English guide for tenants and landlords in England. Sources are cited inline; the full source list is at the end.

On 1 May 2026, Part 1 of the Renters' Rights Act 2025 came into force in England [S1, S2]. It is the biggest change to private renting in a generation. Here is what changed.

1. Section 21 'no-fault' evictions are gone

Landlords can no longer use a section 21 notice to end a tenancy without giving a reason — even if your tenancy agreement says they can [S1, S5]. To regain possession, a landlord must now use a section 8 notice and prove a legal ground [S5].

2. Every tenancy is now periodic

All existing assured shorthold tenancies automatically became assured periodic tenancies. New tenancies from 1 May 2026 are also periodic. They run on a rolling basis (weekly or monthly) and have no end date; any end date in an old agreement no longer applies [S1, S2].

3. Information sheets and written terms

If you already had a written tenancy agreement, your landlord or agent had to give you a government-produced Information Sheet about the changes by 31 May 2026, or face a fine [S1, S2]. If your agreement was verbal, your landlord must give you written key terms [S1, S2].

4. Limits on rent in advance

Landlords cannot ask for, accept or encourage rent paid in advance before the tenancy agreement is signed [S1, S3]. After signing, during the 'pre-tenancy period', the maximum is one month's rent (or 28 days if rent is not paid monthly) [S3]. Exceptions exist for council homelessness placements and social or supported housing, and councils can order repayment if the rules are broken [S3].

5. Deposit limits

A holding deposit is capped at one week's rent and a tenancy deposit at 5 weeks' rent (6 weeks if annual rent is £50,000 or more), and tenancy deposits must still be protected in a government-approved scheme [S3].

6. Fairer access and bidding

7. Rent increases

Rent can only be raised using the statutory section 13 process (Form 4A), with at least 2 months' notice, at most once a year, and not in the first 12 months of a tenancy. Tenants can challenge increases above market rate at a tribunal [S1, S2].

8. Leaving and eviction

9. What does not change yet

Private Registered Providers of social housing follow these changes from 2027 [S4, S5]. The rules apply in England only.

Sources