The Renters’ Rights Act:

Section 21 is gone. No-fault evictions have ended. Landlords can no longer simply serve notice and expect possession at the end of a term. Every eviction now has to go through Section 8, citing one of the specific legal grounds set out in the Act.

Fixed-term tenancies no longer exist. Every new assured shorthold tenancy has been replaced by the assured periodic tenancy. There’s no more agreeing a fixed six or twelve month term, tenancies now run on a rolling periodic basis from day one, and continue until they’re ended by a valid notice from either party.

Rent increases follow a fixed procedure. Landlords can raise rent only once a year, using the statutory Section 13 process and the new Form 4A, with at least two months’ notice. Old-style rent review clauses written into tenancy agreements can no longer be relied on. Tenants who disagree with an increase can challenge it at the First-tier Tribunal, which can only confirm the proposed rent or set it lower, never higher.

Grounds for possession have shifted. Where arrears grounds previously required two months of unpaid rent, tenants must now be three months in arrears before that ground applies, and notice periods for some grounds have been extended.

Tenants have a right to request a pet. Landlords must respond to a request within 28 days and can’t unreasonably refuse, though requiring pet insurance is permitted.

Discrimination against tenants on benefits or with children is now unlawful, which has direct implications for how properties are advertised and how applicants are vetted.

Rent bidding wars are banned. Landlords and agents can no longer invite or accept offers above the advertised rent.

Advance rent is capped. No more than one month’s rent can be requested before a tenancy starts, and nothing further can be demanded in advance once it’s running.

A written statement of terms is now compulsory before a tenancy begins.

Two dates are worth flagging directly: landlords with tenancies that existed before 1 May 2026 were required to give tenants the government’s official Information Sheet by 31 May 2026, and any Section 21 notice served before the Act came into force automatically lapsed on 31 July 2026 unless a court application had already been made. If you’re reading this before that date and still have an unresolved Section 21 case, time is nearly up.