The Renters' Rights Act
Major reforms to the private rented sector in England are coming into force on Friday 1 May 2026. These changes are designed to strengthen tenant rights, improve security, and make sure rented homes are safe, decent, and fairly managed.
As a tenant, it’s important to understand how these new rules will affect your tenancy, your rights, and your landlord’s responsibilities.
Assured shorthold tenancies are ending
Your agreement will change from an assured shorthold tenancy to an assured tenancy and you will have stronger rights. Even if you signed an agreement that says something different. This change will happen automatically. On 1 May 2026 your existing tenancy will also become ‘periodic’ and will continue on a monthly basis. Even if you’ve already signed a fixed term contract.
No more ‘no reason’ evictions
Your landlord will no longer be able to use a ‘no reason’ Section 21 notice to evict you. Instead, your landlord will only be able to evict you if they have a legal reason called a ‘ground’, for example, if you're in rent arrears or are committing antisocial behaviour.
If your landlord gives you a valid eviction notice before the changes happen, your tenancy will not become assured straight away. Your landlord could still ask the court for a possession order to evict you, but the landlord will only have a limited time to do this. The eviction can be stopped if the notice you're given is deemed invalid.
Tell the court if the notice is not valid. You’ll have an assured tenancy and stronger rights if the court agrees.
A different way for you to end your tenancy
If you want to end your tenancy, you’ll need to give a longer notice of two months instead of the current one month. That’s unless you and the landlord agree a shorter notice period or a specific date that the tenancy and the liability to pay your rent ends.
Fairer rent increases
Your landlord will only be able increase your rent by giving you a Section 13 rent increase notice and can only do it once per year. They’ll also have to give you two months’ notice of an increase instead of one. If you don’t think the new rent is in line with market rent levels in your area, you’ll have six months from the start of your tenancy to ask a tribunal to review it.
An end to discriminatory practices
The Act bans blanket policies like ‘no pets’, ‘no DSS’ and ‘no kids’, meaning landlords must consider each request fairly. Tenancy clauses that say you cannot have a pet will not apply after the law changes, despite what your agreement previously stated. However, some properties may not be suitable for pets or big enough for larger families, so it is important that clear communication between you and your landlord.
A minimum standard for homes
For the first time, all private rentals will have to meet a national Decent Homes Standard. Councils will have stronger powers to hold landlords accountable if homes are unsafe or in poor condition.
If you're a landlord, see Preparing for the Renters' Rights Act for more information.
More information
- Generation Rent will be holding an online awareness week starting Monday 27 April with free webinars to help explain the new laws: Renters’ Rights Awareness Week 2026: Everything you need to know about The Renters’ Rights Act
- Shelter, the housing and homelessness charity, have published their latest updates and guidance
- the government have created an online housing hub with advice for private renters
- read the full legislation: Renters’ Rights Act 2025
Contact us
From Friday 1 May contact our Private Sector Housing Agency Team on pshe@lewisham.gov.uk or 020 8314 6420 if you suspect your landlord is not complying.
If you're homeless, you will need to contact Lewisham’s Housing Options Service on 0808 178 0939.