From 1st May 2026, the Renters’ Rights Act will be in force. For 11 million private renters in England, it is the most significant shift in housing law in a generation. Section 21 no-fault evictions have ended. Fixed-term tenancies no longer exist. Landlords who once had near-automatic routes to possession must now justify every claim in court. Tenants who were once vulnerable to eviction without cause now have rights that are enforceable, permanent, and, in many cases, immediate. Most renters do not yet know the full extent of what has changed. Here, a specialist housing barrister sets out the ten things every tenant needs to know.
1. No-fault evictions are over.
Your landlord cannot evict you without a legal reason. The Section 21 no-fault notice no longer exists in law. From 1st May 2026, no landlord can serve one, even if your tenancy agreement says they can. If you receive anything claiming to be a Section 21 notice served on or after that date, seek advice immediately.
2. Your tenancy now rolls on indefinitely.
All private assured tenancies have automatically converted to rolling periodic tenancies. If you had a fixed term, that end date no longer applies. Your tenancy continues until you choose to leave, or your landlord establishes a valid legal reason to end it.
“This marks a decisive shift in the legal position, and the balance of power has fundamentally shifted. A tenancy is no longer something that quietly expires, it now endures unless and until a landlord can establish a lawful basis for possession within the framework of the law.” Amanda Riley, Barrister, Barrister Connect
3. If your landlord wants you out, they need a proper legal reason.
Landlords must now use Section 8 and rely on specific grounds for possession. These include rent arrears, antisocial behaviour, the landlord wishing to sell, or a family member needing to move in. At court, they must prove the ground applies. You have the right to respond and challenge the claim.
4. You cannot be evicted for the first 12 months on certain grounds.
If your landlord wants to sell the property or move a family member in, they cannot begin that process until you have been in the tenancy for at least 12 months. These protections apply automatically.
5. Rent can only go up once a year, and you can challenge it.
Your landlord must use a formal written process to raise the rent, giving you at least two months’ notice using a document called Form 4A. Any increase must be no higher than the open market rent. If you believe a proposed increase is above that, you can challenge it at the First-tier Tribunal. Informal rent increase letters and old rent review clauses in tenancy agreements cannot be used after 1st May 2026.
“This is one of the most immediately enforceable rights under the new regime. The statutory framework now imposes clear constraints. Rent increases are no longer a matter of informal negotiation or pressure, they are regulated, reviewable, and, where necessary, challengeable before an independent tribunal.” Amanda Riley, Barrister, Barrister Connect
6. Landlords cannot demand more than one month’s rent upfront.
Asking for multiple months’ rent in advance as a condition of securing a tenancy is no longer permitted. The maximum a landlord can require before you move in is one month’s rent.
7. Refusing to rent to you because of benefits or children is now unlawful.
It is now illegal for landlords to discriminate against prospective tenants on the basis that they receive housing benefit or have children. If you have been refused a tenancy on either of those grounds, you may have a legal remedy.
8. You have the right to request a pet.
You can formally ask your landlord to keep a pet. They cannot unreasonably refuse. If they do refuse, they must do so in writing and give a reason. You can challenge an unreasonable refusal in court. A landlord can require you to take out pet insurance as a condition of approval, but a blanket no-pets policy no longer stands.
“The requirement on landlords is not simply to consider requests. The legislation imposes a reasonableness requirement on refusals. A landlord must now be able to justify any decision to refuse a pet, and that decision is capable of judicial scrutiny.” Amanda Riley, Barrister, Barrister Connect
9. A new Ombudsman will handle complaints without going to court.
A Private Landlord Ombudsman is being established to resolve disputes between tenants and landlords quickly and independently, without requiring court proceedings. All private landlords will be required to join. This gives you a direct route to raise complaints about your landlord’s conduct and seek resolution.
10. Leaving the tenancy is straightforward, but notice rules apply.
You can end a rolling tenancy at any time by giving your landlord at least two months’ written notice. That notice must be given so that the tenancy ends on a rent due date, or the day before. You can agree a shorter notice period with your landlord in writing, provided all tenants named on the agreement consent.
Know your rights before something goes wrong. If you are a tenant facing eviction, a rent dispute, or a landlord who is not meeting their obligations, you can access specialist legal advice directly through Barrister Connect. No solicitor required, fixed fees agreed upfront, same-day callbacks available for urgent matters.
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