We are currently updating these pages due to the changes in the Renters Right Act, information on these pages may be incorrect or outdated, please contact Our Advice team for correct advice
Renters' Rights Act 2025
Big changes are coming for private renters in England from 1 May 2026. These rules apply to you automatically — your landlord cannot opt out or override them in your tenancy agreement.
These changes only affect you if you are a tenant in the private rented sector with an assured or assured shorthold tenancy. If you live in social housing or are a lodger, the new rules will not usually apply to you.
Already got a notice? If your landlord served a notice seeking possession under section 8 or section 21 before 1 May 2026, the old rules may still apply to your case. Contact our Advice Service if this has happened to you.
After 1 May 2026, tenancy agreements can no longer have a fixed term or set end date. All tenancies automatically become rolling periodic tenancies — usually monthly (period cannot be longer than one month).
If your tenancy had an end date, it will no longer apply. Your tenancy will continue until:
- You and your landlord mutually agree to end it
- You give notice to leave
- Your landlord ends it using a valid legal ground
Your tenancy agreement may refer to an "Assured Shorthold Tenancy" — this name is abolished on 1 May 2026 and will automatically become an Assured Periodic Tenancy. Your tenancy will not end because of this name change.
If you are a full-time student renting privately, your landlord may be able to use Ground 4A to end your tenancy at the end of the academic year — but only if:
- They have told you, in writing, at the beginning of the tenancy (or by 31 May 2026 in 2025/26) that they may use Ground 4A.
- From 2026/27, they must give you 4 months' notice ending between 1 June and 30 September.
- For 2025/26, they may give you as little as 2 months' notice, served between 1 May and 30 July 2026.
Action needed: Check whether your landlord has sent you separate written notice about Ground 4A — this information sheet does not count. If you're unsure, contact our Advice Service.
Many of the changes won't apply if you live in a university owned or managed accommodation, or if you live in a private hall of residence (otherwise known as a Purpose Built Student Accommodation or PBSA) which is a member of the National Code for Student Accommodation. This means that your landlord can still offer you a fixed-term contract, and the terms of your contract are enforceable as long as they are legally fair.
The National Code does include some additional rights, and complaints can be made to Unipol, who operates the code:
View code members View code details Code Complaints Process
If you need to make a complaint about your University accommodation, you can do so here: Report a problem with your accommodation
From 1 May 2026, your landlord cannot give you a section 21 "no-fault" notice — even if your tenancy agreement says they can.
To evict you, your landlord must now have a legal reason. These are called grounds for possession and include:
- You have not paid your rent on time
- Antisocial behaviour by you, others living with you, or visitors
- Not caring for the property properly
- The landlord or a family member needs to move in (not permitted in your first 12 months)
- The landlord intends to sell the property (not permitted in your first 12 months)
Your landlord must serve a Section 8 notice stating the ground and the date they want you to leave. If you do not leave, they must apply to court and prove their case. You can access free legal advice through the Housing Loss Prevention Advice Service before and on the day of any court hearing.
Any rent review clauses in your current tenancy agreement cannot be used after 1 May 2026. Your landlord must instead follow the new process:
- Rent can only be increased once per year
- They must give you at least 2 months' written notice under Section 13 using Form 4A
- Any increase must be no higher than the open market rent
If you think the proposed increase is above market rate, you can challenge it at the First-tier Tribunal.
You can end your tenancy at any point by giving your landlord notice. The notice must:
- Be given in writing (letter or email)
- Be given at least 2 months in advance
- End on a day when rent is due, or the day before
You can agree a shorter notice period with your landlord in writing, as long as any other tenants named on the agreement also agree.
From 1 May 2026, you have the right to request to keep a pet in your home. Your landlord cannot unreasonably refuse your request.
- If they refuse, they must inform you in writing and give a reason
- Each request must be considered on a case-by-case basis
- You can challenge an unreasonable refusal in court
- Your landlord may not charge an additional fee for keeping a pet
If you have questions about your tenancy or any of these changes, our team can help.
- Book a free appointment with our Information and Advice Service
- Report a problem with your private rented property Safer Housing - Nottingham City Council
- Access free legal support via the Housing Loss Prevention Advice Service
- Read the full government guidance on GOV.UK
Source: Ministry of Housing, Communities & Local Government — The Renters' Rights Act Information Sheet 2026 (PDF)
