Quick answer
From May 2026, landlords should prepare for major changes to private tenancies, rent increases, advertising rules, pet requests, deposits and possession procedures. The safest approach is to review tenancy documents, notices and compliance steps before taking action.
Changes to tenancies
Most assured shorthold tenancies are expected to automatically become assured periodic, or rolling, tenancies.
- All new tenancies from 1 May 2026 will be open-ended.
- Tenancies will run weekly or monthly, depending on what is agreed.
- Existing written agreements may not need to be replaced.
- If no written agreement exists, landlords may need to provide one.
- Landlords may need to give tenants the required information sheet by the relevant deadline.
Letting out your property
Landlords should not request or accept rent before the tenancy agreement is signed.
Landlords must also avoid unlawful discrimination against tenants, including discrimination connected with benefits, children or protected characteristics under equality law.
Pets and deposits
Tenants can request to keep a pet. Landlords can only refuse with a valid reason.
- Reasons may include lease restrictions.
- Property size may be relevant.
- Health and safety concerns may be relevant.
- Whether the animal is illegal to own may be relevant.
- Refusals should be in writing and include reasons.
Deposit rules remain important. Deposits are generally capped by reference to the level of annual rent.
Advertising rules for renting
Landlords must publish a clear asking rent.
Landlords should not encourage rental bidding or accept offers above the advertised rent.
Clear rent
Advertise a clear asking rent before marketing the property.
No bidding
Do not encourage tenants to bid above the advertised rent.
Signed agreement
Do not request or accept rent before the tenancy agreement is signed.
Written records
Keep clear written records of tenancy terms, notices and tenant communications.
Increasing rent
Rent increases are expected to be limited to once per year and not permitted in the first year of a tenancy.
Landlords must use the correct notice process and give the required notice. Tenants may be able to challenge above-market increases.
Evicting tenants
The changes are expected to alter how landlords recover possession. No-fault eviction routes are being removed or restricted, and landlords will need to rely on permitted grounds.
Landlords should check the correct possession ground, evidence, notice period and court process before starting action.
Grounds for possession
Possession may still be available in specific circumstances, for example where the landlord intends to sell, intends to move back in, or where there are serious rent arrears or tenant breach issues.
The strength of the landlord’s position will depend on the facts, evidence and whether the correct procedure has been followed.
When a tenant owes rent
Rent arrears should be documented clearly. Landlords should keep rent schedules, payment records, correspondence and any relevant notices.
Before serving notice or issuing possession proceedings, landlords should check the arrears threshold, timing and evidential requirements.
If a landlord breaks the law
Failure to comply with the new rules may expose landlords to enforcement action, disputes, invalid notices or difficulty recovering possession.
Landlord checklist
- Review existing tenancy agreements.
- Provide required information sheets and written terms where necessary.
- Do not request rent before the tenancy agreement is signed.
- Do not encourage rental bidding above the advertised rent.
- Handle pet requests in writing and give reasons for refusal.
- Follow the correct process for rent increases.
- Check possession grounds carefully before serving notice.
- Keep proper evidence of rent arrears and tenant communications.
Landlord facing a tenancy, rent or possession issue?
Send the tenancy agreement, rent schedule, notice or possession papers for review.
This article is for general information only and is not legal advice. Housing law changes should be checked against the final legislation and your specific circumstances.