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

From 1 May 2026, landlords cannot serve new Section 21 notices. Every possession claim must use the grounds-based Section 8 procedure. All tenancies become periodic - no new fixed terms are permitted.

Rent increases are limited to at least 52 weeks apart (53 in some cases) and must use the prescribed statutory form for the date served. The Act also provides the framework to extend the Awaab's Law fixed timescales to the private sector, but that extension is not yet in force and no commencement date has been announced - check current official guidance. Pets cannot be unreasonably refused. A new Private Rented Sector Ombudsman handles complaints.

Section 21 abolished: the end of no-fault eviction

Section 21 of the Housing Act 1988 previously let landlords end any assured shorthold tenancy at any time, for any reason, by serving a standard Form 6A notice and waiting for the notice period to expire. No ground, reason, or court hearing was required unless the tenant refused to leave.

From 1 May 2026 this route is closed. A landlord cannot serve a new Section 21 notice, and any notice served on or after that date has no legal force. The only lawful route is now the Section 8 grounds-based procedure. For notices served before 1 May 2026 there is a transitional window, but the landlord must have issued proceedings by 31 July 2026.

All tenancies become periodic, fixed terms are gone

From 1 May 2026, new tenancies cannot be created with a fixed term. Every new assured tenancy begins as a periodic tenancy, renewing automatically each rental period unless either party ends it. Existing tenancies in a fixed term on 1 May 2026 are treated as converted to periodic from that date.

For tenants this means greater security: you cannot be asked to leave simply because a fixed term is ending, and the landlord must use a Section 8 ground to seek possession.

Section 8 grounds-based eviction: the new normal

With Section 21 gone, the Section 8 procedure under Schedule 2 of the Housing Act 1988 is now the only route to recover possession. The landlord must identify a ground, serve a correctly completed Form 3 notice, wait for that ground's notice period to expire, then apply to the county court if the tenant does not leave.

• Mandatory grounds: if the landlord proves the facts, the court must grant possession. Grounds 1 (landlord moving in), 2 (mortgage lender), 7A (serious anti-social behaviour), and 8 (serious rent arrears) are mandatory.
• Discretionary grounds: if the landlord proves the facts, the court weighs whether it is reasonable to grant possession. Grounds 10, 11 (lesser rent arrears), 12 (breach), 13 (deterioration), and 14 (nuisance) are discretionary.

Rent increases: at least 52 weeks apart, prescribed form, tribunal appeal

The Act 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, regardless of what a tenancy agreement says; any clause allowing more frequent increases, or increases outside section 13, is void from 1 May 2026 (though an increase that already took effect under such a clause before that date remains valid). To increase rent lawfully the landlord must use the prescribed section 13 notice for the date served - Form 4A and at least 2 months' notice on or after 1 May 2026, or Form 4 and at least one month's notice before that date - stating the new rent and effective date.

A tenant who believes the increase exceeds the market rate may refer it to the First-tier Tribunal (Property Chamber) before the effective date. The Tribunal can never set the rent above the figure the landlord proposed, even if the open-market rent is higher. For a notice served on or after 1 May 2026, the new rent also cannot be backdated - it takes effect no earlier than the determination date. Informal letters or messages are not valid under section 13.

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

Awaab's Law was introduced for social housing after the death of two-year-old Awaab Ishak from prolonged exposure to black mould, and has applied to social landlords since 27 October 2025. The Renters' Rights Act provides the framework to extend the same duty to private landlords in England, but it is not yet in force for the private rented sector and no commencement date has been announced. Failure to comply (once in force) would give the tenant additional grounds for a housing disrepair claim and may breach the Homes (Fitness for Human Habitation) Act 2018.

• Social housing timescales: investigate significant hazards within 10 working days, with a written summary within a further 3 working days.
• Begin safety works within 5 working days of the investigation concluding, or within 24 hours for an emergency hazard.
• Provide temporary accommodation if the property is unsafe to occupy during repair works.
• None of these fixed timescales currently bind private landlords - private renters rely on the existing 'reasonable time' repair duty instead.

Pets: landlords cannot unreasonably refuse

The Act creates a right to keep a pet. A tenant can make a written request, and the landlord must respond in writing. A refusal must be reasonable - for example that the property is unsuitable for the type of animal or that a superior lease prohibits pets; a blanket refusal without justification is not reasonable.

Landlords can require the tenant to hold pet damage insurance and to pay for any damage, but cannot require an additional pet deposit beyond the statutory deposit cap.

Private Rented Sector Ombudsman: a new complaints route

The Act creates a statutory Private Rented Sector Ombudsman with compulsory membership for private landlords in England, giving tenants a free, independent, binding dispute resolution service without going to court. In scope: failure to repair, unlawful entry, harassment, failure to return a deposit properly, and maladministration. The Ombudsman can order an apology, compensation, remedial action, or a refund of charges.

Decent Homes Standard extended to private renters

The Decent Homes Standard, previously social-housing only, is extended to the private rented sector. A tenant who believes their property falls short can request an HHSRS inspection from the council, and where a Category 1 hazard is found the council has a duty to act.

• Free of Category 1 hazards under the Housing Health and Safety Rating System (HHSRS)
• In a reasonable state of repair, with no significant disrepair to structure, roof, windows, or services
• Reasonably modern facilities and services (kitchen, bathroom, heating)
• Reasonably insulated and thermally comfortable

Stronger protection against illegal eviction and harassment

The Act strengthens penalties under the Protection from Eviction Act 1977. A landlord or agent who unlawfully deprives a tenant of their home - by changing the locks, removing possessions, or cutting off utilities - can face an unlimited civil penalty. It also makes it easier for tenants to claim damages for the period they were illegally excluded.

Free checkers

• Section 21 notice checker
  Check a legacy Section 21 notice against all 16 legal 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 Renters' Rights Act 2025, in force from 1 May 2026, abolishes Section 21 no-fault eviction, limits rent increases to at least 52 weeks apart via a prescribed notice, provides the framework to extend Awaab's Law to the private sector (not yet commenced, no date announced), applies the Decent Homes Standard to private rentals, and bans landlords from unreasonably refusing pets. All private tenancies in England become periodic - no new fixed terms - and landlords must use Section 8 with a legal ground to seek possession.

When does the Renters' Rights Act come into force?

The core tenancy changes take effect on 1 May 2026. From that date new Section 21 notices are abolished, private tenancies move to the periodic tenancy model, and landlords must use the updated Section 8 grounds if they want possession. Some reforms, including parts of the Decent Homes and ombudsman framework, follow on 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?

Section 21 no-fault eviction is abolished for new notices from 1 May 2026. A landlord can no longer end a tenancy without proving a legal ground. After that date they must use Section 8, serve the correct notice, and prove the ground in court if you do not leave.

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.