Key Changes
Section 21 ‘no-fault’ evictions have ended
Landlords can no longer use Section 21 to end most private tenancies in England. If a landlord wants possession, they must now rely on a legal ground and use the correct Section 8 process.
Most tenancies are now periodic
Most existing assured shorthold tenancies automatically became assured periodic tenancies on 1 May 2026, and new private tenancies created on or after that date are periodic from the outset. In practice, this means rolling tenancies with no fixed end date.
Tenants can usually leave with two months’ notice
Tenants can normally end an assured periodic tenancy by giving two months’ notice in writing, ending on the day rent is due or the day before.
Landlords need a valid possession ground
Landlords can still seek possession, but only where the law allows it. Grounds include serious rent arrears, antisocial behaviour, and in some cases the landlord needing to sell or move in. For selling or moving in, landlords cannot usually use that ground within the first 12 months of a tenancy.
Rent increases are more tightly controlled
Rent can usually only be increased once a year, not during the first year of a new tenancy. Landlords must use the formal Section 13 process and give at least two months’ notice. Tenants can challenge increases they believe are above market rent.
New rules on rent in advance
A landlord or agent cannot ask for, encourage or accept rent before the tenancy agreement has been signed. Once signed, they can ask for a maximum of one month’s rent in advance.
New protections against discrimination and bidding wars
Landlords cannot refuse to let to someone simply because they receive benefits or have children, and they cannot encourage or accept offers above the advertised rent.
What landlords need to do
Landlords and letting agents must make sure they are using the correct tenancy, possession notice and rent increase processes introduced on 1 May 2026.
Where an existing tenancy already has a written agreement, a new agreement is not usually required. However, tenants should have received the government’s Renters’ Rights Act Information Sheet by 31 May 2026. Failure to provide the required information may result in a financial penalty.
Landlords should also prepare for the new ‘Register your rental property’ service. For further details of this, please refer to our recent guidance.
letting agent or property manager will be able to help provide some information, but the landlord must start and complete the registration process and remains responsible for meeting the legal requirements.
What tenants need to know
For tenants, the biggest practical changes are greater security and more predictable rules.
Most private tenants in England are now on periodic tenancies, cannot be removed through Section 21, can challenge unfair above-market rent rises, and have stronger rights around pets, bidding wars and discrimination. Existing tenants with written tenancy agreements should receive the government Information Sheet explaining how the changes affect their tenancy.
What is still to come?
The government’s ‘Register your rental property’ service will launch on 15 December 2026 as the first stage of the new Private Rented Sector Database.
The service will roll out region by region across England, beginning in the West Midlands. Landlords of assured or regulated tenancies will generally need to register themselves and each property that is already let, or becomes occupied during the rollout. Once registration becomes compulsory in a region, landlords will have three months to complete it.
A public-facing service is also planned, allowing tenants to check whether a landlord or property is registered and complies with key legal requirements. The Landlord Ombudsman, Awaab’s Law and a modernised Decent Homes Standard will be introduced separately, with further implementation details still to be confirmed.
Who does this apply to?
This page is about the private rented sector in England. Different rules may apply if you:
- rent from a housing association or local council
- are a lodger
- live in student halls or other accommodation outside the main private tenancy regime.
