28/04/2026

On 1 May 2026 the Renters’ Rights Act comes into force, strengthening the rights of tenants in private rented accommodation and introducing new rules that landlords must adhere to.

The Act represents a significant change in the law, affecting all Assured Shorthold Tenancies and impacting the grounds upon which landlords can evict tenants. Here are the key points to be aware of.

Abolition Of Assured Shorthold Tenancies

After 1 May 2026, assured tenancy agreements will no longer have a fixed term or a set end date. All Assured Shorthold Tenancies will automatically become Assured Periodic Tenancies (also known as rolling tenancies).

This means that at any time a tenant can give notice (usually two months) to end their tenancy. Likewise, the landlord may end the tenancy with notice if they have a valid legal reason.

Abolition Of No-Fault Evictions

Prior to the Renters’ Reform Act, a landlord could evict a tenant without reason by serving a section 21 notice. However, the new law abolishes this so-called ‘no-fault eviction’. Instead, landlords will need a legal reason to evict tenants. Grounds for possession include:

  • A tenant not paying their rent on time,
  • Tenants or their visitors committing antisocial behaviour in or near the property,
  • Tenants failing to care for the property properly,
  • If the tenancy was for a specific purpose, for example it was connected to the tenant’s employment or was temporary or supported accommodation,
  • The landlord intends to sell the property (but a landlord may not do this during the first 12 months of a tenancy),
  • The landlord wishes to move a family member into the property (but a landlord may not do this during the first 12 months of a tenancy).

How Should A Landlord Evict A Tenant Post-1 May 2026?

Once the Renters’ Rights Act comes into force on 1 May 2026, landlords wishing to evict a tenant will need to serve a section 8 notice of possession, using one or more of the grounds for possession.

A section 8 notice must state the date that the landlord requires the tenant to leave. If the tenant does not leave by this date, the landlord can apply to court for a possession order, providing evidence that they have a valid reason to evict the tenant.

How Does A Tenant End A Tenancy Post-1 May 2026?

Under the new law, a tenant can end a tenancy at any point by giving at least two months’ notice to their landlord. A shorter notice period can be agreed with the landlord in writing, providing all tenants named on the agreement agree.

Notice should be given in writing, by letter or email and must be done so that the tenancy ends on a day when the rent is due or the day before the rent is due.

Rent Increases Under The New Law

Some tenancy agreements contain rent review clauses, allowing landlords to increase the rent. However, from 1 May 2026, these clauses will not apply and can no longer be used.

Landlords must instead use section 13 of the Housing Act 1988 to increase rent, which means they can only increase the rent once per year and will have to give two months’ written notice of a rent increase. Any rent increase must be no higher than the open market rent.

The Right To Keep A Pet

Under the Renters’ Rights Act, from 1 May tenants have the right to request to keep a pet. Landlords cannot unreasonably refuse this request. Any refusal must be made in writing stating the reason why and tenants can challenge the landlord’s decision in court.

Action Required By Private Landlords To Prepare For The Renters’ Rights Act

All private landlords are required to send every tenant named on a tenancy a copy of the government-produced information sheet on the Renters’ Rights Act by 31 May 2026. The information sheet explains to tenants how their tenancy will be affected by the changes being introduced. Landlords can provide a hard copy with a covering letter or send a PDF attachment by email or text message. If a property is managed by a letting agent, the agent must also provide the information sheet to tenants, even if the landlord has already done so.

There is a penalty of up to £7,000 for failure to provide tenants with the information sheet. If the breach continues for more than 28 days after the penalty is imposed or after any appeal, the landlord commits a criminal offence, which could mean prosecution or a further civil penalty of up to £40,000.

Landlords don’t have to wait until 1 May to provide the information sheet. In fact, the sooner it is served, the better.

This does not apply to new tenancies entered into on or after 1 May, as they’ll be on the new assured periodic tenancy regime. However, those new assured periodic tenancies will need to contain mandatory terms and information, known as the ‘Written Statement of Terms’.

Need Advice On The Renters’ Rights Act Changes?

If you need advice on any landlord-tenant issue, contact our dispute resolution team by emailing enquiry@beswicks.com or phoning 01782 205000 or 0161 929 8494.