The Renters' Rights Act finally received Royal Assent and came into force in early 2026, delivering the most substantial change to private renting law in England since the 1988 Housing Act.
End of No-Fault Evictions
Section 21 notices — which allowed landlords to evict tenants without any reason — have been abolished. Landlords can now only evict tenants through the courts using specified grounds.
Permitted grounds for possession include: tenant rent arrears (above two months), anti-social behaviour, landlord requiring the property for themselves or close family, and property sale (subject to restrictions on how soon after a tenancy begins this can be used).
Periodic Tenancies Only
Fixed-term tenancies no longer exist for new agreements. All new tenancies are periodic from the outset — monthly if rent is paid monthly. This means tenants can leave with two months' notice at any time, without waiting for an end date.
Existing fixed-term tenancies will convert to periodic tenancies when they expire.
Rent Increases
Landlords can only increase rent once per year, must give two months' notice, and must use the correct process — serving a Section 13 notice. Tenants can challenge increases they believe are above market rent at a First-tier Tribunal, which can rule that a lower increase applies.
What Tenants Should Do Now
If you have an existing periodic tenancy, you are protected from Section 21 immediately. If you are on a fixed term, Section 21 cannot be served for the remainder of the term.
Keep all communications with your landlord in writing. If you receive any notice you believe is unlawful, seek advice from Shelter (0808 800 4444) or Citizens Advice.
