The Renters’ Rights Act will be coming into effect on 1st May 2026 in England and Wales. Below is a guide for Tenants:
1. Fixed-term agreements will end
Under the new legislation, landlords will no longer be able to insist on minimum fixed terms such as six or twelve months. Assured shorthold tenancies (ASTs) will be replaced with assured periodic tenancies (APTs), which operate on a rolling basis.
Key points:
- Existing fixed-term ASTs will automatically become rolling periodic agreements. Any previously agreed end date will no longer apply.
- Tenants can give two months’ notice at any time from the beginning of the tenancy. Notice must align with the rent payment date. If notice is served just after a rent due date, this could effectively result in closer to three months before the tenancy ends.
2. Written agreements will become mandatory
While most tenancies are already documented in writing, it is not currently a strict legal requirement. Under the new rules, all landlords and agents must provide a written tenancy agreement that includes prescribed information set by the government. Verbal agreements alone will no longer be legally sufficient.
3. Updated tenancy paperwork from 1 May 2026
Any tenancy starting or renewing from 1 May 2026 must use the new periodic agreement format that reflects the reforms. After this date, AST agreements should no longer be used by compliant landlords or agents.
For tenants with an existing written agreement:
- There is no need to reissue or rewrite the contract.
- Instead, landlords or agents must provide an official government information document explaining how the changes impact the tenancy.
4. Section 21 ‘no-fault’ evictions will be removed
Landlords will no longer be able to regain possession without a valid statutory ground. Evictions must rely on Section 8 grounds, many of which have been amended to increase notice periods or tighten conditions.
Notable changes include:
- Rent arrears: A landlord must wait until the tenant is at least three months behind on rent (previously two months) before serving notice. The notice period has increased from two weeks to four weeks.
- Sale of property: A landlord cannot seek possession to sell within the first 12 months of the tenancy and must provide four months’ notice.
5. Rent increases limited to once per year
Rent reviews will be restricted to once every 12 months and must follow the formal Section 13 procedure, giving at least two months’ notice. Any increase must reflect the open market rate.
Tenants will have stronger protections if they challenge a rise through the First-tier Tribunal:
- The Tribunal cannot set a rent higher than the landlord’s proposed figure.
- If the increase is upheld, it will take effect from the Tribunal’s decision date, not backdated to the notice expiry.
- Where financial hardship is demonstrated, implementation of the increase may be postponed for up to two months.
6. Restrictions on refusing pets
Tenants will have the right to request permission to keep a pet. Blanket bans will no longer be lawful.
However, consent is not automatic. Refusal may still be justified in certain circumstances, such as:
- Leasehold restrictions prohibiting pets.
- Genuine health issues, such as a landlord’s documented allergy.
Tenants should seek approval before acquiring a pet.
7. Stronger protection against discrimination
Landlords will not be permitted to reject applicants solely because they receive benefits or have children.
That said, applicants must still meet affordability and referencing criteria. A landlord may choose another applicant for legitimate, non-discriminatory reasons, such as suitability or tenancy length preference.
8. Ban on rental bidding above asking price
Agents and landlords will be prohibited from accepting offers exceeding the advertised rent. Tenants will no longer be able to secure a property by offering more than the listed price.
9. Advance rent payments capped at one month
Landlords will not be able to request multiple months’ rent upfront as a condition of granting a tenancy.
Where affordability is a concern (for example, self-employed tenants with variable income), alternatives such as a guarantor or a professional guarantor service may need to be used instead. This change could make accessing accommodation more challenging for some renters.
10. Expect clear communication from landlords and agents
Given the scale of reform from 1 May 2026, landlords and managing agents should proactively explain how the changes affect individual tenancies.
This may include:
- Issuing updated agreements.
- Providing official government guidance.
- Clarifying revised processes such as notice periods and rent increases.
Tenants should feel able to request clarification. Competent landlords and agents should be capable of outlining rights and obligations clearly and practically.
Support and Guidance
Keep an eye on the Bishop SureLets website and LinkedIn channel for the latest updates and practical advice as the Government confirms implementation details.
Brought to you by Bishop SureLets – Brighton & Hove’s only truly personal letting agent, keeping you informed every step of the way.
If you are looking for a personal letting service for property in Brighton, Hove, Kemptown, Worthing and surrounding areas or if you just have some general queries please feel free to contact us on +44 (0)1273 646426 or [email protected]
Hope you have a great week.