Renters' Rights Act: What Tenants Need to Know

March 2026

If you are renting a property in 2026, it’s essential to understand how the Renters’ Rights Act will shape your tenancy, your rights, and the protections available to you.

The Act is designed to create a clearer, more consistent framework for both tenants and landlords. While it introduces a range of changes, the most significant relate to how tenancies are structured, how rent is reviewed, and the circumstances under which a tenancy can be ended.

This guide provides practical, straightforward guidance for tenants, addressing the key questions you may have about the May 2026 reforms and how to manage your tenancy with confidence.

At a Glance: The Main Changes

Area	Old System	Under the Renters’ Rights Act
Ending a tenancy	Landlords could end tenancy without reason using Section 21	Section 21 removed - landlords must use legal possession grounds
Tenancy type	Fixed-term tenancies common	Rolling (periodic) tenancies become standard
Rent increases	Various methods possible	Landlords can increase rent once per year with formal notice
Rental bidding	Offers above asking rent possible	Asking rent must be the final advertised rent
Tenant selection	Some blanket policies used	Cannot refuse tenants solely due to benefits or children
Pets	Usually prohibited by default	Requests must be considered reasonably

Common Tenant Questions about the Renters’ Rights Act

Under what circumstances can my landlord ask me to leave?

Under the new legislation, landlords will no longer be able to use Section 21 “no-fault” notices. This means landlords cannot evict a tenant without a valid reason.

Instead, they must rely on specific Section 8 grounds, each with its own requirements, notice periods, and conditions.

Some common Section 8 grounds include:

Rent arrears
Possession can be requested if rent is 3 months or more overdue, with a notice period of 4 weeks. Records of payments are required as evidence.
Property damage or breach of tenancy
Significant damage or breaking tenancy terms, such as unauthorised subletting, may lead to notice. A 2‑week notice is required, supported by photos, repair bills, or documented warnings.
Anti-social or criminal behaviour
Severe anti-social behaviour, harassment, or repeated nuisance can trigger notice immediately. Evidence such as complaints or reports is needed, and courts assess reasonableness for less severe cases.
Landlord circumstances
Situations like selling the property or moving in personally cannot be used in the first 12 months of a tenancy. After that, notice is 4 months, with proof of intention required.

Maintaining accurate records of rent payments, property condition, and communications will help ensure your rights are protected.

Will my tenancy still be fixed-term?

Fixed-term tenancies are being replaced by rolling (periodic) tenancies, which continue month-to-month until the tenant gives notice or the landlord ends the tenancy using legal grounds.

Under this structure:

Both new and existing tenancies roll on month-to-month with no fixed end date, even if previously fixed-term
Tenants can end the tenancy by giving two months’ notice
Landlords must use legal grounds to end a tenancy

From May, make sure your tenancy agreement reflects a rolling tenancy and that all notice periods are correct. Keeping a record of the start date, notice given, and communications with your landlord makes it easier to manage your tenancy and refer back to key information if needed.

How will rent increases work?

Landlords may propose a rent increase once every 12 months, following the statutory procedure under Section 13.

A formal notice must be served, giving at least two months’ notice of the proposed increase and its effective date
The new rent should align with the current market rate, reflecting what could reasonably be achieved if the property were newly advertised
Tenants can challenge a proposed increase through a tribunal if it exceeds the local market level

It’s important to review all notices carefully and maintain records of comparable rents in your area to ensure any increase is fair and lawful.

Can I bid higher than the advertised rent?

Properties must be marketed at a clear asking rent, and landlords or agents cannot invite or accept offers above that figure.

This ensures greater transparency in the letting process for tenants.

Keeping proof of the advertised rent and any communications with the landlord or agent will help protect your interests.

Can I be refused if I have children or receive benefits?

Blanket policies that automatically exclude tenants based on children or benefits are not allowed.

Instead, landlords must assess applications consistently, considering affordability and suitability on a case-by-case basis.

Make sure you understand your rights and keep a record of your application and landlord communications.

Can I have a pet in my rental property?

Tenants have the right to request pets, and landlords must consider these requests reasonably.

Refusals are possible for valid reasons, such as the type of property or risk of damage, but landlords should follow a clear and consistent process.

Submitting pet requests in writing, with details about the type of pet and how it will be cared for, will help support your case.

At Lawsons & Daughters, we support tenants through every stage of their rental journey with clear advice and practical guidance. Whether you’re reviewing a tenancy agreement, navigating a rent increase, or raising a concern, we’re here to help you feel confident and informed. Call 020 8563 0202 or fill out our enquiry form for personalised support.

For the full details on these changes, see the government’s official Renters’ Rights Act information sheet.

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