Renters' Rights Act 2026: complete guide for tenants in England

From 1 May 2026, landlords cannot serve new Section 21 notices. For a private assured tenancy, Section 8 is now the ordinary landlord possession route and most assured tenancies use the periodic model. Saved notices, non-assured tenancies, licences, excluded occupiers, surrender, and specialist routes differ.

Rent increases are limited by the current Section 13 rules and must use the prescribed form. Awaab's Law and a Decent Homes Standard for private renting remain subject to later implementation. Assured tenants can make a written pet request. The PRS Landlord Ombudsman is not yet operational as a mandatory route; sign-up is scheduled for 2028.

Section 21 abolished: the end of no-fault eviction

Section 21 of the Housing Act 1988 previously allowed a landlord to seek possession of an assured shorthold tenancy without proving a Schedule 2 ground. No new Section 21 notice can be served from 1 May 2026. A saved earlier notice has a short transitional court-issue window ending on 31 July 2026, subject also to its ordinary statutory time limit.

For a private assured tenancy, the ordinary landlord route is now Section 8. Non-assured tenancies, excluded occupiers, surrender, and specialist routes differ.

Assured tenancies become periodic

From 1 May 2026, a new private assured tenancy cannot have an enforceable fixed end date. Existing assured tenancies converted to the periodic model, subject to statutory exclusions and transitional rules. Other tenancy and licence types are not converted merely because they are privately rented.

A landlord cannot recover an assured tenancy simply because a former fixed term ended; an available possession ground and the applicable court process are normally required.

Section 8 grounds-based eviction: the new normal

For a private assured tenancy, Section 8 under Schedule 2 of the Housing Act 1988 is now the ordinary landlord possession route. The landlord must identify an available ground, serve the prescribed notice, wait for the applicable period where required, and prove the ground in court if the tenant remains. Non-assured tenancies and excluded occupiers follow different rules.

• Mandatory grounds: if the landlord proves every statutory element, the court must grant possession, subject to any applicable Convention or public-law issue. Grounds 1, 1A, 2, 7A, and 8 are examples.
• Discretionary grounds: the landlord must prove the ground and the court must also find possession reasonable. Grounds 10, 11, 12, 13, and 14 are examples.

Rent increases: annual timing, prescribed form, tribunal determination

Section 13 of the Housing Act 1988 requires at least 52 weeks (53 in some cases) between the date one rent increase takes effect and the date the next can take effect - a gap in place since 2003 that the Act leaves unchanged - regardless of what a tenancy agreement says; a clause allowing an assured-tenancy increase outside the listed statutory routes is of no effect from 1 May 2026, though transitional rules preserve some earlier increases. A post-reform landlord must use Form 4A, give at least 2 months' notice and state a start date at the beginning of a tenancy period; a saved earlier Form 4 follows the former timing rules.

A tenant may apply to the First-tier Tribunal before the notice start date. For a notice served on or after 1 May 2026, the determination cannot exceed the landlord's proposal and cannot take effect before the determination. A saved earlier notice follows the former section 14 rules, which can produce a higher figure and earlier effective date.

Awaab's Law: in force for social housing, not yet for private renters

Awaab's Law has applied within the commenced social-housing regime since 27 October 2025. Most social tenants are covered, while supported housing, temporary accommodation, and licence arrangements require a status check. Hazard scope is phased. The private-rented-sector framework is not yet commenced and no PRS commencement date has been announced.

• Under the phase in force on this page's review date, investigate a potential significant damp or mould hazard within 10 working days and usually provide the written summary within 3 working days after the investigation.
• If a significant hazard is found, make the home safe within 5 working days after the investigation. Further work must start, or plans be made for it to start, within 5 working days, and all work must physically begin within 12 weeks at the latest.
• Investigate and make an emergency hazard safe within 24 hours; provide suitable alternative accommodation where the statutory conditions require it.
• None of these fixed timescales currently bind private landlords; private renters rely on the existing fact-specific repair, fitness, and HHSRS routes.

Pets: landlords cannot unreasonably refuse

An assured tenant can make a written request to keep a pet. The landlord normally has 28 days to respond and must not refuse unreasonably. A superior-lease restriction, property suitability, other occupants, legality, welfare, and safety may be relevant.

The final Act does not create a general statutory power to require tenant-bought pet insurance. Proven pet damage can still be addressed under the tenancy, through the protected deposit, or by a damages claim, subject to proof and no double recovery.

Private Rented Sector Ombudsman: planned for 2028

The Act creates a statutory framework for a PRS Landlord Ombudsman, but the government roadmap schedules mandatory landlord membership for 2028. As of July 2026 it is not a current complaint route. Tenants should use existing complaint, council, deposit-scheme, advice, court, or tribunal routes as applicable.

Private rented Decent Homes Standard: not yet in force

The Act provides a framework to apply a Decent Homes Standard to private renting, but the implementation date and detailed standard remain subject to later consultation and commencement. Existing repair, fitness, HHSRS, licensing, and safety duties continue to apply now.

Stronger enforcement against illegal eviction and harassment

For offences committed on or after 1 May 2026, a council may prosecute or impose a civil financial penalty of up to £40,000 for unlawful eviction or harassment under the Protection from Eviction Act 1977. Civil remedies, including injunctions and damages where their elements are proved, are separate.

Free checkers

• Section 21 notice checker
  Check a legacy Section 21 notice against the applicable validity and transition requirements.
• Section 8 notice checker
  Check a Section 8 grounds-based notice and assess your defences.
• Rent increase checker
  Check whether a rent increase used the correct form and notice period.
• Damp and mould checker
  Check whether your landlord's repair duty applies under existing repair, fitness, and hazard law.

Common questions

What does the Renters' Rights Act 2026 mean for tenants?

The core assured-tenancy reforms in force from 1 May 2026 end new Section 21 notices, move most private assured tenancies to the periodic model, change the Section 13 rent-increase process, and give assured tenants a right to request a pet. Section 8 is now the ordinary landlord possession route for a private assured tenancy. The private-rented Awaab's Law and Decent Homes frameworks, and mandatory PRS Landlord Ombudsman membership, are subject to later implementation. Other tenancy and licence types require separate analysis.

When does the Renters' Rights Act come into force?

The core assured-tenancy changes took effect on 1 May 2026. From that date new Section 21 notices are abolished, most private assured tenancies use the periodic model, and Section 8 is the ordinary landlord possession route for those tenancies. Some reforms, including the private-rented Decent Homes, Awaab's Law, and ombudsman frameworks, follow a later implementation timetable.

Does the Renters' Rights Act affect my existing tenancy?

Yes, if you rent privately in England under an assured shorthold tenancy. Existing tenancies are brought into the new periodic tenancy system from 1 May 2026, subject to transitional rules for any valid Section 21 notice served before that date.

What happens to Section 21 after the Renters' Rights Act?

A landlord cannot serve a new Section 21 notice from 1 May 2026. For an ordinary private assured tenancy, the landlord must usually use Section 8, serve the prescribed notice, and prove an available ground in court if the tenant remains. Saved pre-reform notices and other tenancy or occupation statuses can follow different rules.

Can my landlord still give me a fixed-term tenancy?

No new fixed-term assured shorthold tenancies can be created after 1 May 2026. Private tenancies become periodic instead, usually rolling from month to month or according to the rent period. A landlord cannot use a fresh fixed term to avoid the new possession rules.

Use the interactive checker on getrentersrights.com for the full step-by-step result.