Renters’ Rights Act 2025 for tenants

If your landlord gives you a section 8 or section 21 notice before 1 May 2026, some of the new protections may not apply straight away. In some cases, the landlord may still use the old rules to try to end your tenancy through the courts.

If this happens, get advice as soon as possible.

From 1 May 2026, private tenancies will no longer have fixed end dates. All assured tenancies will automatically become rolling (periodic) tenancies, usually running monthly unless your tenancy currently runs weekly or fortnightly.

If your agreement shows an end date, this will no longer apply after 1 May 2026.

Your tenancy will only end if:

• you and your landlord both agree
• you give notice to leave
• your landlord ends it for a legal reason

Removing fixed terms does not end your tenancy. It only changes how it continues.

From 1 May 2026, ASTs will no longer exist. Any tenancy previously called an AST will automatically become an assured periodic tenancy.

You do not need to sign a new agreement or move out.

From 1 May 2026:

• landlords cannot use rent review clauses in old tenancy agreements, instead, any rent increase must follow the legal process set out in Section 13 of the Housing Act 1988
• rent can only increase once a year
• landlords must give at least two months’ written notice using Form 4A
• rent increases must reflect open market rent

If you think a rent increase is too high, you can challenge it at the First‑tier Tribunal, which will decide if the increase is reasonable.

From 1 May 2026, landlords can no longer use “no‑fault” evictions (section 21 notices).

To end a tenancy, they must use a legal reason, called a ground for possession. Examples include:

• rent arrears
• antisocial behaviour
• damage or neglect of the property

Some grounds only apply in specific situations, such as accommodation linked to employment. You can find more information on GOV.UK - Grounds for possessions.

Certain grounds cannot be used in the first 12 months of a tenancy. These include where the landlord wants to sell the property or move in themselves or house a close family member.

To start the process, the landlord must give you a section 8 notice explaining:

• the reason for eviction
• the date they want the tenancy to end

If you do not leave, the landlord must apply to court. They must give evidence, and you can explain why the eviction should not go ahead. Free legal advice is available through the Housing Loss Prevention Advice Service.

From 1 May 2026, you can end your tenancy at any time by giving at least two months’ written notice.

Your notice must:

• be in writing (email or letter)
• end on your rent due date or the day before

You and your landlord can agree a shorter notice period if:

• all tenants agree
• the agreement is put in writing

From 1 May 2026, you can ask for permission to keep a pet.

Your landlord must consider your request and cannot refuse without a good reason. If they refuse, they must explain why in writing.

If you disagree with the decision, you can challenge it in court.

If you are a full‑time student, your landlord may be able to end your tenancy at the end of the academic year using a specific legal ground called Ground 4A.

The landlord must give four months’ notice and the notice must end between 1 June and 30 September.

Your landlord can only use this ground if they have already given you written warning of this could happen.

For the 2025/26 academic year, landlords must give notice between 1 May and 30 July 2026, with at least two months’ notice.