On 1 May 2026 the Renters' Rights Act changed the ground rules of private renting in England — the biggest reshape of the sector in decades. (Formally it's the Renters' Rights Act 2025 — passed in 2025, with the main changes taking effect on 1 May 2026.) This is the tenant's-eye summary of what GOV.UK's official guidance says is different, and what it means for the evidence you keep.
Your tenancy type changed
Most existing assured shorthold tenancies automatically became assured periodic tenancies on 1 May 2026, and new tenancies now start that way. A periodic tenancy has no fixed end date — it rolls weekly or monthly. Two practical consequences:
- You can leave with 2 months' written notice — no more waiting out a fixed term.
- There's no "end of fixed term" cliff-edge — the tenancy continues until you give notice or the landlord obtains possession on specific grounds.
Section 21 is gone
From 1 May 2026 you can no longer be evicted using the "no fault" Section 21 process. A landlord who wants the property back must rely on specific legal grounds and give notice — for many grounds, usually 4 months. For tenants this changes the practical balance: keeping records of your tenancy (payments, reports, correspondence) matters more, because possession now turns on evidence of grounds rather than an automatic notice.
Money: advance rent and rent rises
- Advance rent is capped: once the agreement is signed, you can be asked for a maximum of 1 month's rent in advance.
- Rent can rise at most once a year, not within the first 12 months, using the official form (Form 4A), with at least 2 months' notice.
- Rental bidding is restricted: a written advert or offer must state a specific price.
Pets, discrimination and fairness
- You can ask to keep a pet, and your landlord must consider the request.
- A landlord cannot discriminate against you because of a protected characteristic — and cannot refuse you because you receive benefits or have children.
What did not change: your deposit
The Act reshaped tenancies — but the deposit protection framework in England still works the same way:
- Deposits must be protected in TDS, DPS or mydeposits within 30 days, with prescribed information given to you
- Deductions still need your agreement — or evidence in a free scheme dispute
- An agreed deposit must still be returned within 10 days
If anything, periodic tenancies make evidence habits more useful: move-out can now arrive on two months' notice at any point, so the dated move-in record you built on day one — and the mirrored move-out set — are what stand between you and a rushed, evidence-free hand-over.
Common questions
When did the Renters’ Rights Act take effect?
The main changes for tenants in England took effect on 1 May 2026. Most existing assured shorthold tenancies automatically became assured periodic tenancies on that date, and new tenancies now start as assured periodic tenancies.
Can my landlord still evict me with a Section 21 notice?
No. From 1 May 2026 the "no fault" Section 21 process no longer applies in England. A landlord seeking possession must rely on specific legal grounds, and for many grounds the notice period is usually 4 months.
How much notice do I give to end my tenancy now?
Under an assured periodic tenancy you can end the tenancy by giving 2 months’ notice in writing. Check your agreement for how notice should be served, and keep a copy.
Did the Act change how deposits are protected?
The core deposit protection rules still apply in England: your deposit must be protected in TDS, DPS or mydeposits within 30 days, you must receive the prescribed information, disputes go through the scheme’s free resolution service, and an agreed deposit must be returned within 10 days.
Can a landlord still ask for months of rent up front?
No — under the Act you can be asked to pay a maximum of 1 month’s rent in advance once the agreement is signed. Rent increases are also limited to once a year, using the official form, with at least 2 months’ notice.
Evidence tools written for the new rules
The Complete Evidence Pack (£19) — move-in and move-out checklists, a repairs log and the deduction response kit — is written for England's private rented sector under the Renters' Rights Act.
Related guides
- The move-in checklist: document everything on day one
- The move-out checklist: cleaning, evidence and your deposit
- How to dispute deposit deductions in England
RentDossier publishes document-organisation tools and general information for tenants in England — not legal advice, and no outcome is guaranteed in any deposit or tenancy dispute. For advice on a specific situation, contact Shelter, Citizens Advice or a solicitor. Sources: GOV.UK — Renters' Rights Act: overview for tenants, GOV.UK — Tenancy deposit protection.