10 things all tenants need to know when renting now
The Renters’ Rights Act 2025 received Royal Assent on 27th October 2025 and will introduce major reforms to private renting in England.
The first raft of measures affecting tenants will come into force on 1st May this year. So, whether you currently have a tenancy agreement or are planning to rent this year, here are ten key things you need to know.
From 1st May 2026, under the Renters’ Rights Act (RRA):
1. Fixed-term tenancies will be abolished
This means you can no longer be required to commit to a minimum term – commonly 6 or 12 months – and the assured shorthold tenancy (AST) will be replaced by a new assured periodic ‘rolling’ tenancy agreement (APT).
The most important things to know are that:
a. All fixed-term ASTs will automatically convert to APTs, meaning any fixed end date in your current agreement will no longer be valid.
b. You will be able to give two months’ notice at any point from the start of your tenancy (Giving two months’ notice to the landlord must be in line with the rent due date, so care is needed that this may default to three months’ notice if you have just missed the rent due date).
2. All tenancies will need to have a written agreement
Although it is usual and best practice to have a written tenancy agreement, there is currently no legal requirement to do so. Under the RRA, all landlords and agents will need to provide you with a written document that contains specific government-mandated information – verbal agreements alone will not be valid.
3. There will be new tenancy documentation from 1st May 2026
If you begin or renew a tenancy after this date, make sure you are provided with an up-to-date periodic agreement that reflects all changes. No reputable agent or landlord should still be using an AST after 1st May.
If you have an existing written tenancy agreement, this does not need to be changed or reissued. Your landlord or agent will need to provide you with a copy of a government-produced information sheet that explains how the reforms have affected your tenancy.
4. Section 21 will be abolished
Your landlord will no longer be able to evict you unless they have a legally valid ground under section 8. Many of the grounds have also been revised, requiring landlords to give more notice.
Two of the most significant changes:
• If you fall into arrears with your rent, notice can’t be served until you are 3 months behind (increased from 2 months), and the notice period has been doubled, from 2 weeks to 4.
• If the landlord wants to sell the property, they can’t evict you within the first 12 months of your tenancy and must give you 4 months’ notice.
5. Rent can only be increased once every 12 months
Landlords must issue you with a section 13, giving you at least two months’ notice, and the increase must be in line with market rates.
If you think the increase is unfair, you can challenge it via the First-Tier Tribunal, and the process has been changed to remove the financial risk for tenants:
• The Tribunal will no longer be able to rule that a fair rent is higher than the amount the landlord is proposing.
• If the new rent is found fair, it cannot be backdated to the expiry of the section 13 notice – it will take effect from the date of the ruling.
• If the Tribunal considers you are struggling financially, it could delay the increase taking effect for up to 2 months.
6. Landlords will not be able to refuse pets without a good reason
You will have the right to request a pet – ‘blanket’ bans by landlords will no longer be legal. However, this does not automatically mean you can have a pet. For example, if it’s a flat or leasehold house, pets might be banned. If the landlord has a pet allergy, you may not be able to keep pets. Check with your landlord or letting agent first.
7. Landlords won’t be able to refuse tenants because they have children or are on benefits
Discrimination laws have been tightened so that landlords will no longer be able to reject a tenant simply because they receive benefits or have children.
However, you will still need to pass financial checks and be aware that another applicant may be more suitable for the property for an unrelated reason – e.g. the length of time they want to rent for.
8. ‘Bidding wars’ for new tenancies will be banned
Landlords and agents won’t be able to accept offers above the advertised rent amount, so you can no longer ‘outbid’ other tenants to secure a property.
9. Payment in advance will be limited to one month’s rent
Sometimes, to secure a property, either the tenant offers to pay several months’ rent in advance or the landlord requests it. This is more common if there is some doubt about the tenant’s finances, e.g. if they are freelance and don’t have a consistent income.
Under the RRA, an alternative is to have a guarantor or pay for a guarantor service. This may mean it will be more challenging for some tenants to rent after 1st May 2026.
10. Your landlord or managing agent should be informing you about these changes
With so many changes coming in from 1st May 2026, you should expect clear communication from your landlord or letting agent about how the new rules affect your tenancy. This could include updated documentation, government information sheets and guidance on any practical changes, such as how notice periods or rent increases now work.
If you are unsure about anything, ask questions. A professional landlord or agent should be able to explain your rights and responsibilities in straightforward terms and help you understand what the reforms mean for you in practice.
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