Reforms to the private rented sector in England are bringing in new rights and responsibilities for landlords, letting agents and tenants from 1 May 2026.
These changes affect most private tenants with an assured shorthold tenancy (AST).
| Before 1 May 2026 | From 1 May 2026 |
|---|---|
| You can be given a section 21 eviction notice for no reason. | Your landlord will need a legal reason to evict you with a section 8 notice. |
| There are no limits on rent in advance. | Your landlord can only ask for 1 month's rent in advance. |
| Your landlord might pressure you to agree to a rent increase at any time. | Your landlord can only put the rent up once a year. They must give at least 2 months' notice. |
| You might have a fixed term tenancy which makes it hard to leave early. | You will have a periodic tenancy which makes it easier to leave by giving notice. |
| You can often give 1 month's notice to end a periodic AST. | You will need to give at least 2 months' notice to end a periodic assured tenancy. |
| Your landlord can refuse permission for you to have a pet. They do not need a reason. | You will have the right to ask your landlord for permission to keep a pet. Your landlord will only be able to say no if they have a good reason. |
Your rights will not change if you’re a lodger who lives with your landlord.
More information about the Renters Rights Act changes for private renters can be found on the Shelter website.