The New Renters Rights Act & What It Means for You

Posted: January, 2026

What are the main changes?

 

The long-awaited Renters Rights Act is set to bring some big changes to the private rental sector - but what does that mean for landlords and tenants?

From the abolition of “no-fault” evictions, to stronger protection around rent increases, the Renters’ Rights Act is designed to rebalance the rental market. In order to keep you fully informed, we’re going to break down when the changes start, what they are and explain how they could affect you.

Section 21

Section 21 “no-fault” evictions will be abolished, meaning landlords will no longer be able to ask tenants to leave without a valid reason. Instead, landlords must use a Section 8 notice, relying on specific mandatory or discretionary grounds such as rent arrears, antisocial behaviour, selling the property or moving back in themselves.

Landlord or Family Occupation

Landlords can still reclaim a property for their own use or for the use of a close family member. However, the notice period has increased from 2 to 4 months, and this ground cannot be invoked within the first 12 months of a tenancy.

Sale of the Property

New rules allow landlords to regain possession in order to sell the property. A 4-month notice period is required, and this ground cannot be used within the first 12 months of a tenancy.

Landlords are prohibited from re-letting the property for 12 months after serving notice, so the intent to sell must be genuine.

Evidence of this intent, such as an agreement with an estate agent or instructions to a conveyancer, must also be provided.

Rent Arrears

If a tenant falls behind on rent, this can still serve as a mandatory ground for possession. Specifically, landlords can apply to court if the tenant has accrued three months’ worth of rent arrears. In such cases, landlords are required to provide at least 4 weeks’ notice before making a court application.

 

The changes also clarify tenants’ responsibilities when choosing to leave. Tenants will be required to give at least two months’ notice, and this notice must end on the final day of a rental period. 

• To protect yourself and your income, we recommend considering a Rent Protection Policy which can cover rent arrears, legal expenses and more. If you’d like further information or advice about this, please contact our award-winning lettings team.

 

Rent Increases

Rents will only be allowed to increase once per year and must be issued through a Section 13 notice, with tenants given at least two months’ notice. Tenants will also have the right to challenge unreasonable rent increases through the First-tier Tribunal, offering greater protection against excessive rises.

In addition, landlords will be prohibited from accepting rent above the advertised price, helping to prevent bidding wars and ensure a more level playing field for renters.

 

Tenancy Agreements

All existing Assured Shorthold Tenancies (ASTs) will automatically transition into periodic assured tenancies.

This means tenancies will no longer have fixed terms or require formal renewal, giving tenants greater flexibility and security. The changes also ban the practice of taking rent in advance, with rent instead due on the tenancy start date, helping to reduce upfront costs for renters and make moving home more accessible.

• From 1st May 2026, landlords will no longer be able to issue new fixed-term tenancy agreements (e.g. 6 or 12 months).

• All new tenancies must be periodic, meaning:

  • There’s no fixed end date

  • Tenants can give 2 months’ notice at any time to leave

  • Tenancies roll on month-by-month unless ended by the tenant or landlord (with valid legal grounds)

• Existing fixed-term tenancies can continue until they naturally end, but once renewed or replaced, they must become periodic.

 

On the topic of tenancies, the new Act also states that pet requests can’t be refused without valid reason, and it is now illegal to discriminate against tenants with children or those receiving benefits.

 

When will these changes come into force?

 

Although the Bill was passed into law last October, most of the major reforms are scheduled to come into effect from May 2026, with some measures being rolled out gradually later in the year and beyond. This phased approach means tenants and landlords still have time to prepare before the changes fully take hold. 

If you're unsure how these changes affect your property, or would like support adapting to the new rules, please don’t hesitate to get in touch with our experienced team on lettings@bramleys.com - we’re here to help.