Your Rights Are Changing: What the Renters' Rights Act Means for You

The Government has issued a new leaflet with guidance which you can read here.

From 1 May 2026, new laws come into force that give you — as a private renter — significantly stronger rights and protections. We want to make sure you know exactly what's changing and what it means for your tenancy.

The government has published an official information sheet explaining the key changes. We've pulled it all together here in plain English so you have everything you need in one place.

Does This Apply to Me?

These changes apply to you if you rent privately and have an assured or assured shorthold tenancy (AST). That covers the vast majority of private renters in England.

The rules do not apply if you live in social housing or if you are a lodger.

Your Tenancy Becomes Permanent — No More Fixed Terms

One of the biggest changes is the end of fixed-term tenancies. From 1 May 2026, no private tenancy can have a fixed end date. Every tenancy automatically becomes a rolling (periodic) tenancy — typically month to month.

What this means in practice:

• If your tenancy had an end date written into it, that date no longer applies
• Your tenancy simply continues until you choose to leave, or your landlord has a valid legal reason to end it
• You can't be asked to leave just because a fixed term has come to an end

This gives you real security in your home.

Your Tenancy Has a New Name

If your agreement calls itself an "Assured Shorthold Tenancy," that term is being abolished on 1 May 2026. Your tenancy automatically becomes an Assured Periodic Tenancy. Nothing else changes — your tenancy continues without interruption. It's simply a change in legal terminology.

How Your Rent Can Be Increased

Your landlord can only increase your rent once per year from 1 May 2026. Any rent review clauses already written into your tenancy agreement stop applying from that date.

Here's what must happen for any rent increase to be valid:

• Your landlord must give you at least 2 months' written notice using an official form called Form 4A
• The increase must be no higher than open market rent — what a similar property would rent for locally
• If you think the proposed increase is above market rate, you have the right to challenge it at the First-tier Tribunal (but you will have to pay £27 for this).

You Can No Longer be Evicted Without a Reason

This is one of the most important changes. From 1 May 2026, "no-fault" evictions (Section 21) are abolished. Your landlord cannot serve a Section 21 notice on or after that date, even if your tenancy agreement says they can.

To ask you to leave, your landlord must have a legal reason — called a "ground for possession." These include things like:

• Significant rent arrears
• Antisocial behaviour by you, someone living with you, or your visitors
• Serious damage or neglect of the property
• The property being linked to your employment or being temporary or supported accommodation

Two grounds — your landlord wanting to sell the property, or a family member wanting to move in — cannot be used in the first 12 months of your tenancy. So if you've only recently moved in, you have an additional layer of protection.

Your landlord must serve a formal Section 8 notice stating the reason and giving you the required notice period. If you haven't left by the end of that period, they must go to court to obtain a possession order — and they must prove their case. You will have the opportunity to respond.

Free legal advice is available through the Housing Loss Prevention Advice Service before and on the day of any court hearing.

If You Want to Leave

You can end your tenancy at any time by giving your landlord at least 2 months' written notice — by letter or email. The notice should be timed so the tenancy ends on a rent due date, or the day before. If you and your landlord agree, and all tenants named on the agreement consent, you can give a shorter notice period in writing.

You Can Now Request to Keep a Pet

From 1 May 2026, you have the legal right to request a pet. Your landlord cannot simply say no — they must consider your request on its individual merits. If they refuse, they must do so in writing and give you a reason. If you believe the refusal is unreasonable, you can challenge it.

If You're a Full-Time Student

If you rent privately as a full-time student, your landlord may be able to use a specific ground (Ground 4A) to end your tenancy at the end of the academic year. However, they can only do this if:

• They gave you written notice that they might use this ground (by 31 May 2026 in most cases — and this information sheet doesn't count as that notice)
• They give you at least 4 months' notice, ending between 1 June and 30 September

If you haven't received that separate written notice from your landlord, they won't be able to use this ground against you.

What If You Don't Have a Written Tenancy Agreement?

If you don't have a written tenancy agreement or any written record of your tenancy terms, your landlord is legally required to provide you with written information about your tenancy by 31 May 2026. If this applies to you, please get in touch with us and we'll make sure this is put in place.

What About Section 21 Notices Served Before 1 May?

If your landlord served a Section 21 or Section 8 notice before 1 May 2026, the old rules may still apply to that notice, and your landlord may still be able to take it to court under the previous system. If this has happened to you, please seek advice as soon as possible.

We're Here for You

At Best Nest Properties, we believe good renting works when landlords and tenants both understand their rights and responsibilities. The Renters' Rights Act is a significant change, and we want to make sure our tenants feel informed and supported through it.

If you have any questions about how these changes affect your tenancy with us, please don't hesitate to get in touch.