The coming months bring change for the private renting landscape. From 1 May 2026, fixed term tenancies will no longer stand, and pets will be more widely accepted in privately rented properties.
Below, we unpack these changes, starting with exemptions.
Who Do These New Rules Apply To?
These new rules will only affect private renters with Assured Shorthold Tenancies, as well as the landlords renting out those properties.
The Renters’ Rights Act 2025 was introduced with the aim of making the renting landscape easier to navigate, and to keep renters protected, secure, and assured that their rights are considered throughout their tenancy. The changes we expect to see in the coming month are a direct result of this Act.
These rules will not apply to lodgers or social housing tenants, as they are designed with private renters in mind. They apply only to people currently living in privately rented properties.
Landlords will not have a say in whether these rules are enforced and will be expected to follow the legislation closely.
Fixed Terms Are Ending: All Tenancies to Become Rolling
Fixed term tenancies, such as Assured Shorthold Tenancies (ASTs), will be officially discarded from 1 May 2026.
Fixed term tenancies often end in a Section 21 notice, which is broadly known as a no-fault eviction notice, as the landlord does not need to provide evidence of tenant wrongdoing. Around 32,287 households received one last year, a 7% increase on the previous year.
Most tenancies you will see in the coming years will be Assured Periodic Tenancies. A periodic tenancy can be ended at any time by the tenant, provided they give two months’ notice.
Assured Periodic Tenancies give tenants more rights, such as the right to keep a pet, with the aim of giving renters more security in their homes.
Rest assured, these changes will not mean the end of an existing tenancy, and tenants already living under an Assured Shorthold Tenancy will be able to continue as normal.
ASTs Are Being Replaced
From 1 May 2026, ASTs (Assured Shorthold Tenancies) will be abolished.
For those who may not be aware, Assured Shorthold Tenancies were introduced under the Housing Act 1988 and were designed to balance the rights of landlords while allowing the tenant to enjoy their home.
Across England and Wales, an estimated 95% of all privately rented properties fall under Assured Shorthold Tenancies. Most ASTs involve a 6 to 12 month contract, and once the fixed term ends, the tenancy rolls monthly as a periodic tenancy.
Tenants will transition into a new Assured Periodic Tenancy, and rent review clauses in an existing contract may no longer apply.
Rent Increases: The New Rules
So what are rent review clauses? A rent review clause is a provision in a lease agreement that allows rent to be adjusted at specified intervals during the tenancy.
All landlords will be required to follow Section 13 rules, which protect tenants by enforcing the legal method of proposing rent and limiting retrospective increases.
These rules include:
- Rent review clauses in your contract can no longer be used.
- Only one rent increase per year.
- Landlords must give two months’ written notice.
- Landlords must use Form 4A.
- Rent must be in line with the local market rate.
- You can challenge unfair increases at the First-tier Tribunal.
The End of Section 21 No-Fault Evictions
Thankfully for the renting community, we are finally seeing the end of no-fault evictions. Anyone who has rented before, whether a studio apartment or a four-bedroom semi-detached, will know the frustration of being served an eviction notice no matter how well behaved they were during their tenancy.
From 1 May, landlords will no longer have grounds to evict a tenant without a legally valid reason. To do so, they will have to serve a Section 8 notice and provide legally approved grounds for possession.
Approved grounds include:
- Persistent anti-social behaviour in or around the property.
- Serious rent arrears.
- Damage or negligence to the rented property.
- Employment-linked housing.
- Temporary or supported accommodation.
It is important to note that you are protected from certain grounds during your first 12 months of tenancy, such as the landlord intending to sell the property or move their own family in.
If you were served a Section 21 before the May period, the old rules may still apply. In that case, it is sensible to seek advice as soon as possible.
Your Right to Leave the Tenancy
Renters’ rights are evolving, and there are more options for tenants across every area of renting, including leaving a property. From May, renters will be able to end their tenancy and leave at any time.
All that is needed when a renter decides they no longer need their rented property is two months’ notice explaining that they are leaving.
However, if a shorter period has been agreed in writing, then the two months does not apply. The notice gives the landlord time to prepare, and gives the renter adequate time to make sure the property is in good condition and fully emptied.
When a renter decides to end their tenancy, it is recommended to do so on the rent due date, or the day before.
New Right to Request a Pet
Anyone with pets will know they are often one of the most valued members of the family. When looking at privately rented properties, the no-pet rule often leads to heartbreak or frustration for both parties.
Which is why every pet owner will be pleased to learn that landlords will now have certain restrictions on denying pets.
When renting a property, a tenant may give a written request to keep a pet, and must include a description of the pet (which may cover breed, size, and species). The landlord is obliged to respond within 28 days with a decision. If the landlord requests more information, an extra 7 days is added to the period.
Landlords can still refuse pets, but there are stricter regulations than before, and the request must be properly considered. A landlord can refuse a request on grounds such as:
- Prohibition in a head lease agreement.
- Property unsuitability.
- Nuisance to neighbours.
- Harm to pet welfare.
- Genuine property concerns.
If a decision is made that you believe is unfair or biased, you have the right to challenge it.
Special Information for Students
Landlords can still evict full-time students, but only at the end of the academic year. If an eviction is to happen, a landlord must:
- Give a written warning by 31 May 2026.
- Serve notice between 1 May and 30 July 2026.
- Give four months’ notice.
This gives students more time to find somewhere else without adding extra strain during the academic year. These rules are in place to support students and maintain a stable environment they can trust while away from their families.
Renters’ Rights 2025: The Next Steps
Although it may sound complicated and a little worrying, these new rules are in place to protect tenants. They give renters security, clarity, and more confidence in their living spaces.
If you find yourself unsure about any of these changes, more information is available on the GOV.UK website. Alternatively, speak to the Housing Loss Prevention Advice Service, or any local advice organisation.
The dawn of 2026 brings the promise of fairer, steadier housing. Don’t miss out, stay informed.
