On 1st May 2026 key changes under the Renters’ Rights Act take effect. These changes affect private sector Assured Shorthold Tenants and improve security of tenure.
Tenancy
All Assured Shorthold Tenants will become Assured Tenants on 1st May 2026, with two exceptions.
The exceptions are:
• If a Section 21 Notice has been served before 1st May 2026 then the tenancy will remain an Assured Shorthold tenancy until (at the latest) 31 July 2026.
• If possession proceedings (court proceedings) have been issued, in which case the tenancy will remain an Assured Shorthold tenancy until the court makes a decision.
Tenancies will no longer have a fixed term. They will all be periodic Assured tenancies. The tenancy period cannot be longer than one month.
Section 21 and possession (eviction)
No new Section 21 Notice can be served on or after 1st May 2026. If a s21 notice is served before 1st May 2026 you should get advice.
On or after 1st May 2026 if a landlord wants to seek possession (wants to evict you) they will have to serve a Section 8 notice. If a s8 notice is served at any time you should get advice.
If you want to leave you must give 2 months’ notice to quit, unless the landlord (and all joint tenants) agree a shorter period
Rent Increases
If the landlord wants to increase the rent on or after 1st May 2026 they can only do so with your agreement of by serving a Section 13 Notice of Rent Increase.
The s13 notice must give you 2 months’ notice of the rent increase. If a s13 notice is served at any time you should get advice.
You have a right to apply to the Tribunal to fix the rent. The Tribunal will fix a market rent but this cannot be more than the rent the landlord is seeking and may be less. The rent will take effect from the date of the Tribunal decision, not the date in the s13 Notice.
