Property & Housing Insight

Changes to the Renters’ Rights Act in May 2026: Quick Guide for Tenants

A practical guide for private tenants in England and Wales covering tenancy changes, rent increases, pets, protections, notice periods and eviction changes.

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Quick answer

From May 2026, many private rented tenancies are expected to move away from fixed-term assured shorthold tenancy structures and become open-ended periodic tenancies. The changes also affect rent in advance, rent increases, pets, rental discrimination, tenant notice and eviction rules.

Who this applies to

These changes apply to private renters. Different rules may apply if you rent from a housing association or council, live in student halls of residence, or are a lodger.

Major tenancy changes from 1 May 2026

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.
  • Any fixed end date in your agreement may no longer apply in the same way.
  • You may not need to sign a new contract if you already have one.
  • Landlords may need to provide a government information sheet and written terms.
Tenant point Do not assume your tenancy has ended just because a fixed term date appears in the old agreement. The new rules may change how the tenancy continues.

Key rent rule changes

1

Rent in advance

Landlords should not request rent before the tenancy agreement is signed.

2

Rent increases

Rent increases are expected to be limited and must follow the required process.

3

Rental bidding

Landlords should not encourage or accept offers above the advertised rent.

4

Challenges

Tenants may challenge above-market rent increases through the appropriate tribunal route.

Tenant rights and protections

Tenants may request permission to keep a pet. Requests should be made in writing, and landlords must consider the request properly.

  • Landlords should respond within the required timeframe.
  • Any refusal should be reasonable and clearly explained.
  • Landlords should not refuse tenants because they are on benefits or have children.
  • Landlords must not discriminate against protected characteristics under equality law.

Ending your tenancy

Tenants may be able to end a tenancy with two months’ notice in writing. Notice can usually be given by letter, email or text, depending on the circumstances and agreement.

The notice should normally align with the rent payment cycle unless the landlord and tenant agree something different in writing.

Evictions: key changes

No-fault eviction routes are being removed or restricted. Landlords will need to rely on permitted grounds for possession.

This does not mean a tenant can never be evicted. It means the landlord must use a valid route, follow the correct procedure and provide the necessary evidence.

If you receive a notice Do not ignore it. Check what type of notice it is, the date, the reason given, and whether the landlord has followed the correct process.

If your landlord does not comply

If a landlord does not comply with the rules, this may affect the validity of notices, rent demands or possession steps. Tenants should keep copies of messages, rent records, tenancy documents and notices.

Tenant checklist

  • Check whether your tenancy becomes periodic.
  • Ask for written terms if none have been provided.
  • Check whether a rent increase follows the correct process.
  • Make pet requests in writing.
  • Keep copies of notices, messages and rent records.
  • Seek advice before ignoring a notice or leaving without proper notice.

Received a tenancy notice or rent increase?

Send the tenancy agreement, notice or rent demand for review.

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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.