New rights for tenants from May 1 with new laws for private landlords and students. Additional laws for private landlords and students from May 1 provide tenants additional rights
The Renters’ Rights Act 2025, which will come into force on 1 May 2026, will bring significant changes for tenants and private landlords alike. This article describes how these adjustments can impact your tenancy. These modifications are for tenants in the private rented sector who have either assured or assured shorthold leases. They are usually not applied to social housing renters or to lodgers. The legislation lays down the new rules and tenancy agreements cannot contravene them.
This is merely a summary. There are other ways the law may effect your tenancy which are not included here. The rules will automatically apply from 1 May 2026 if your agreement is not changed. If you don’t have a written tenancy agreement your landlord must give you written details of the terms of the tenancy by 31 May 2026.
before 1 May 2026 if your landlord issues you with notice seeking possession
If before 1 May 2026 your landlord gives you a notice seeking possession under section 8 or section 21 of the Housing Act 1988, the modifications discussed above may not apply to your tenancy on 1 May 2026. If this happens, your landlord could still be able to take you to court to end your tenancy under the old laws. If this happens to you, you should get advice.
Amendments fixed term
You could have a fixed term tenancy. Your tenancy agreement could specify the term is for 12 months for example. After 1 May 2026, assured tenancy agreements must not be for a definite duration or have a fixed end date. From 1 May 2026, all tenancies will be rolling tenancies (also called ‘periodic tenancies’). Your tenancy continues on a rolling basis. This will normally be monthly, unless your tenancy agreement says a shorter time, e.g. weekly or fortnightly. Where your tenancy had a fixed end date, the termination date will no longer be relevant. Your tenancy will remain until:
If you and your landlord agree to end the rental agreement
- you provide notice to end your tenancy
- your landlord stops it, if they do so for a good legal cause
Change to name of Assured Shorthold Tenancies
Your tenancy agreement can refer to your tenancy as a ‘Assured Shorthold Tenancy’. This is the name of the private rental tenancy system up to 1 May 2026. Assured Shorthold Tenancies will be phased out by 1 May 2026. Any previous Assured Shorthold Tenancy will automatically become an Assured Periodic Tenancy instead. This change does not terminate your tenancy.
Raising the rent
Your tenancy agreement could have rent review terms. These are the provisions in the agreement that provide the landlord the right to raise the rent. No rent review clauses can be used to increase the rent on a new lease after 1 May 2026. If your current tenancy agreement contains a rent review clause then this will not apply after this date. Landlords must apply the process in section 13 of the Housing Act 1988 to increase the rent. That implies they can only raise the rent once a year. They must give you written notice of the anticipated rent increase at least 2 months before the increase, using a form called Form 4A. Any increase in rent shall not exceed the open market rate. If you think the planned increase is above market rate you can challenge it before the First-tier Tribunal.
If your landlord wishes to terminate your lease
Your lease may allow your landlord to evict you for no cause at all. This was an eviction under section 21. Your landlord can’t give you a section 21 notice on or after 1 May 2026, even if your tenancy agreement states they can. Otherwise, your landlord will need a legal justification to evict you. These factors are termed as grounds of possession.
Below is a brief list of some of the most common reasons that your landlord may legally try to evict you. Full details of these and other grounds are available on GOV.UK
- If you missed paying your rent on time
- If you, any other people living with you or guests engage in antisocial activity in or around the property
- If you or anybody else residing with you fails to properly care for the property
- If your tenancy was for specified purposes, for example, linked to your employment or was temporary or subsidised accommodation
You can’t be forced out of a tenancy on any grounds in the first 12 months. There are:
- if the landlord intends to sell the property
- if your landlord or a member of their family desires the property for their own use
The landlord will have to serve a section 8 notice seeking possession, citing 1 or more of the grounds for possession.
Your landlord must provide you a section 8 notice stating the date by which they want you to leave. They have to give you the requisite time on each ground. If you do not leave at the conclusion of the notice period, your landlord will have to move to court to acquire the property back. This is known as applying for a possession order. The landlord must prove to the court that they have a legitimate reason to evict you. You will be able to explain why you think your landlord does not have a legal justification for evicting you, or why eviction is not justifiable under certain reasons. Housing Loss Prevention Advice Service – you can get free legal advice before you go to court and on the day of your court hearing.
To terminate the tenancy
You can bring the tenancy to an end at any time by giving notice to your landlord. This has to be done:
- so that the lease is over on the day rent is due or the day before rent is due
- in writing, for example by letter or email
You must give your landlord at least 2 months’ notice. If all the other tenants on the tenancy agreement agree, you can agree a shorter notice period in writing with the landlord.
Pet ownership
From 1 May 2026 you have the ability to request to keep a pet. Your landlord has to have a good cause for turning you down. If they decline, they should tell you in writing, and they should give you the reason why. They will have to deal with each request one by one. You can take the landlord to court over his choice.
If you are a student renting from a private landlord
If you’re a full-time student your landlord could use possession ground 4A to evict you. They can do this at the end of the academic year, and must give you 4 months’ notice ending between 1 June and 30 September. This land can only be used by your landlord if they have already told you in writing that they may do this. Usually they must give this to you by 31 May 2026. This information sheet is not a replacement for that written notification. Your landlord can issue you with a notice seeking possession if they intend to evict you between 1 May and 30 July 2026 (inclusive) at the end of the 2025/26 academic year. They will have to give you 2 months notice at least.
Landlords will need to provide: All new tenancies commencing on or after 1 May
Written information for your tenant:From 1 May 2026 you will need to give new renters specified written information about the key terms of the tenancy – such like your name and address, rent amount/due date, deposit amount, repair responsibilities and what bills your tenant must pay. This will guarantee that renters and landlords have a clear, written record of the key terms of the tenancy and will help them understand their rights and duties and assist in preventing or resolving conflicts. You will need to provide this information when you initiate a new tenancy on or after 1 May 2026 and before you approve the tenancy.You can provide this information in a written tenancy or individually.
For more instructions on how to write this, see here.
Important side note – if you have a verbal tenancy agreement with a renter, you will now need to formalise it by giving them a written document describing the particular conditions of the arrangement as above. You must give this to me by 31 May. And remember: If your renter is causing major problems, such as antisocial behaviour or rent arrears, you will need to seek a Section 8 notice to obtain your property back from 1 May.From 1 May, Section 8 will also provide a route to regain ownership for other lawful reasons, for example if you need to move in or sell the property.On 1 May, Section 21 will cease to exist.
Student landlords to write to renters by 31 May
If you’re a student landlord you have until 31 May this year to write formally to your renters ending the tenancy under Ground 4A of the new Renters’ Rights Act. Once you have advised them, you can then give them two months’ notice to discontinue the tenancy under Ground 4A between 1 May 2026 and 30 July 2026.Do not wait, it is only for now.This short term change is to assist in maintaining the normal flow of student properties coming onto the market for new university students commencing in September. After 30 July 2026 you must give at least 4 months’ notice. See more guidance here.