UK Renters’ Rights Act: What changed from 1 May 2026
If you rent in the UK, the rules have changed significantly. The Renters' Rights Act came into effect on 1 May 2026, and it introduces some of the most substantial shifts in tenant protections in a generation. Whether you're already renting or about to start your search, here's what you need to know.
No More Section 21: No-Fault Evictions Are Gone
Your landlord can no longer ask you to leave without a legal reason. The removal of Section 21 means that the era of "no-fault evictions" - where landlords could end a tenancy simply by serving notice, with no explanation required - is over.
All tenancies are now rolling by default. There are no more fixed end dates, which means your tenancy continues until either you choose to leave or your landlord has a legally valid reason to end it. This gives renters considerably more security and stability, particularly for those who have been nervous about renewing or raising concerns with their landlord.
Maximum 1 Month's Rent Upfront
Landlords can no longer require large upfront payments as a condition of renting. The maximum they can ask for at the start of a tenancy is one month's rent - no more paying two, three, or even six months in advance, which had become an increasingly common practice in competitive rental markets like London.
This change is particularly significant for renters who don't have access to large savings, making the rental market more accessible.
Guarantor Requirements
If you don't have UK-based income - or if you're a student - you will typically still need a guarantor to pass most referencing processes. This means either a UK-based individual (such as a family member) who agrees to cover your rent if you cannot, or a professional guarantor company.
We work with a trusted guarantor company and are happy to connect you if this applies to your situation. Get in touch and we'll point you in the right direction.
Leave on Your Terms: 2 Months' Notice From Day One
Under the new rules, tenants can give 2 months' notice to terminate their tenancy at any time, with no lock-in periods or early exit penalties. The notice must end on a rent due date - so it's important to time this correctly - but the key change is that this right applies from day one of your tenancy.
Previously, many fixed-term agreements included clauses that effectively trapped renters for the first six or twelve months. That is no longer the case.
12-Month Eviction Shield
For the first 12 months of your tenancy, your landlord cannot evict you in order to sell the property or to move in themselves. These were previously two of the most commonly cited reasons landlords used to end tenancies.
Other grounds for eviction - such as significant rent arrears - can still apply throughout the tenancy.
No Bidding Wars
Rent must now be advertised at a fixed price, and landlords cannot accept offers above the listed amount. If a flat is advertised at £3,000/month, it must be let at a maximum of £3,000 - bids above the asking price are not permitted.
Rent Increases: Once Per Year, With Notice
Landlords are limited to one rent increase per year, and they must give at least 2 months' notice using a formal Section 13 notice. Any increase must not exceed the current market rate.
Importantly, if you believe the proposed increase is above market rate, you have the right to challenge it at a tribunal.
Pets Are Welcome
Tenants can now formally request permission to keep a pet in writing. Once the request is made, the landlord has 28 days to respond and cannot unreasonably refuse.
Students in Shared Houses (HMOs)
Students living in shared houses - Houses in Multiple Occupation (HMOs) - can still be asked to leave in line with the academic year under Ground 4A.
There are two notices involved: first, before you sign the tenancy, your landlord must inform you in writing that Ground 4A may be used to end the tenancy at the close of the academic year. Second, to actually proceed with an eviction under this ground, the landlord must serve a 4-month notice with a move-out date falling between 1 June and 30 September.
Questions? We're Here to Help.
Navigating a new piece of legislation - especially when it directly affects where you live - can feel complicated. If you have questions about how the Renters' Rights Act applies to your situation, or if you're looking for a rental and want guidance from people who know the London market, send us a message. We're here to help.
