20/04/2026
The Renters’ Rights Act (effective May 1, 2026) fundamentally transforms UK renting by abolishing no-fault (Section 21) evictions and fixed-term contracts in favour of rolling periodic tenancies. Full details can be found clicking on the link:
https://www.gov.uk/government/publications/guide-to-the-renters-rights-act/guide-to-the-renters-rights-act
Private Landlords must give tenants the government information sheet by 31.05.26, see pdf found at:
https://assets.publishing.service.gov.uk/media/69bc04b8f7b1c24d8e23ce60/The_Renters__Rights_Act_Information_Sheet_2026.pdf
Further brief details:
Key Changes Under the Renters' Rights Act
• No-Fault Evictions Banned: Landlords must now provide a legal, valid ground (Section 8) to end a tenancy.
• Periodic Tenancies: Fixed-term contracts are replaced by rolling contracts, allowing tenants to leave with two months’ notice at any time. Now called ‘Assured periodic tenancy’ agreement. No need to reword existing tenancy agreements, each tenant must be sent the new government information sheet.
• Eviction Notice Periods: Landlords must give four months' notice to sell or move into a property (not allowed in the first 12 months, so existing agreements are four months notice).
• Rent Increases: Limited to once per year, requiring two months' notice, with legal rights to challenge unfair increases at a tribunal.
• Pets & Discrimination: Tenants have a right to request a pet (which cannot be unreasonably refused). Blanket bans on renting to families with children or people on benefits are prohibited.
• Financial Protections: Rent bidding wars are banned; landlords cannot encourage or accept offers above the advertised price. Rent in advance is capped at one month.
• Safety & Repairs: Strict timelines for fixing damp, mold, and emergency hazards are enforced.
• The Private Landlord Database & Ombudsman: A new database for landlords and an Ombudsman service will help tenants resolve disputes and verify compliance.
(PRS Database) (this is not available at present)
Local councils will be able to take enforcement action against private landlords that fail to join the PRS Database. If a landlord lets or advertises a property without it first being registered on the database, they can be issued with a civil penalty of up to £7,000 by the local council.
Landlords will be required to pay to register on the database. However, Gov will work to ensure that the fee is proportionate and good value.
Existing Tenancy Rules (From 1 May 2026)
• Mandatory Info Sheet: Landlords must provide a new information sheet to tenants by 31 May 2026, with potential fines of up to £40,000 for non-compliance.
• Arrears Handling: The threshold for mandatory eviction due to rent arrears is increased from 2 to 3 months, with a 4-week notice period.
NOTES:
If you are a landlord and have a letting agent who manages the property on your behalf, then the agent must provide the Information Sheet to the tenant, even if you have also provided it.
You must give this Information Sheet if the tenancy:
• is an assured or assured shorthold tenancy
• was created before 1 May 2026
• has a wholly or partly written record of terms (including a written tenancy agreement)
You must give this Information Sheet by 31 May 2026, or you could be fined up to £7,000.
You do not need to give it to lodgers.
A copy must be given to every tenant named on the tenancy agreement.
The Information Sheet is only valid when downloaded from the Gov link.
You must give the exact PDF.
You must provide this to the tenants by either:
• printing a hard copy, which is posted or given to the tenants by hand
• sending the PDF electronically as an attachment, for example, to an email or text message
You must not email or text a link to the PDF to the tenant, as this will not be valid.
Information sheet can be found on:
https://assets.publishing.service.gov.uk/media/69bc04b8f7b1c24d8e23ce60/The_Renters__Rights_Act_Information_Sheet_2026.pdf
Interesting points:
Your tenancy will continue until: • you and your landlord decide together to end the tenancy • you end your tenancy by giving notice (2 months standard or less by negotiation) • your landlord ends it, if they have a valid legal reason (usually 4 months, less under certain conditions).
Rent review clauses cannot be used for new rent increases after 1 May 2026. If you have a rent review clause in your current tenancy agreement, it will not apply after this date. Landlords must instead use the process in section 13 of the Housing Act 1988 for increasing the rent. This means they can only increase the rent once per year. They will need to give you written notice of the proposed rent increase at least 2 months before that increase would take effect, using a form called Form 4A. Any rent increase must be no higher than the open market rent.
Main reasons your landlord may legally seek to evict you. You can find full details of these and other grounds on GOV.UK. • If you have not paid your rent on time • If you, others living with you, or visitors commit antisocial behaviour in or near the property • If you, or others living with you, do not care for the property properly • If your tenancy was for certain purposes, for example it was connected to your employment, or was for temporary or supported accommodation
You cannot be required to leave under some grounds for the first 12 months of a tenancy. These are: • if your landlord intends to sell the property • if your landlord or their family member wants to move into the property
(NOTE: if this is an existing tenancy agreement, this timescale does not apply – it is the 4 month timescale)
You will need to give your landlord at least 2 months’ notice. You can agree a shorter notice period with the landlord in writing,
The Renter’s Rights Act has some other details on:
https://www.gov.uk/government/publications/guide-to-the-renters-rights-act/guide-to-the-renters-rights-act
Including the creation of a database (not running yet)
• Create a Private Rented Sector Database to help landlords understand their legal obligations and demonstrate compliance (giving good landlords confidence in their position), alongside providing better information to tenants to make informed decisions when entering into a tenancy agreement. It will also support local councils – helping them target enforcement activity where it is needed most. Landlords will need to be registered on the database in order to use certain possession grounds.
As well as tenants, landlords’ own circumstances can sometimes change, and the Act includes strengthened rights to reclaim properties when it’s necessary, for example to sell or move in. Tenants will benefit from a 12-month protected period at the beginning of a tenancy, during which landlords cannot evict them to move in or sell the property.
Landlords will need to provide 4 months’ notice when using these grounds, giving tenants more time to find a new home, and reducing the risk of homelessness.
To prevent landlords from abusing the moving in and selling grounds, landlords will not be able to market or re-let their property for 12 months after using the moving or selling grounds. There is an exception to this restriction for shared owners when they use the selling ground (Ground 1A) where they can demonstrate they have made a genuine attempt to sell their property.
For exact details, please refer to the government website.
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