New rules came into force on 1 May 2026. Here's everything you need to know, in plain English.
Who does this apply to?
These changes affect you if you privately rent your home with an assured or assured shorthold tenancy in England. If you live in social housing or you're a lodger, these rules usually don't apply to you.
The Key Changes
Fixed-term tenancies are gone
Your tenancy now rolls on automatically.
If your tenancy had an end date, say, 12 months from when you moved in, that end date no longer applies. From 1 May 2026, all tenancies automatically became rolling (periodic) tenancies, usually on a monthly basis.
Your tenancy simply continues until you decide to leave or your landlord has a legal reason to end it. You won't face a cliff-edge at the end of a fixed term.
Rent increases are now strictly limited
Once a year, with 2 months' notice — and you can challenge it
Any rent review clauses in your tenancy agreement allowing your landlord to increase rent whenever they wanted no longer apply.
Landlords can now only raise your rent once per year. They must give you at least 2 months' written notice using an official form (Form 4A), and the increase must match open market rates.
If you think the proposed increase is too high, you have the right to challenge it at a First-tier Tribunal, a free and independent process.
Your landlord can no longer evict you 'just because'
Section 21 'no-fault' evictions are abolished
Previously, landlords could hand you a 'section 21 notice' telling you to leave without any reason. This is now banned.
To evict you, your landlord must have a specific legal reason (called a 'ground for possession').
The main ones are:
• You are significantly behind on rent
• Serious antisocial behaviour at or near the property
• The property is not being cared for properly
• Your landlord or a family member wants to move in
• Your landlord intends to sell the property
Leaving the tenancy yourself
2 months' notice, in writing
You can end your tenancy at any time by giving your landlord at least 2 months' written notice (by letter or email). The notice must be timed so the tenancy ends on a rent due date, or the day before.
If all tenants named on the agreement agree, you can arrange a shorter notice period in writing with your
landlord.
You now have the right to request a pet
Landlords cannot refuse without good reason
From 1 May 2026, you can formally ask your landlord if you can keep a pet. They cannot simply say no, they must consider each request individually, and if they refuse, they must tell you why in writing. If you feel their refusal is unreasonable, you can challenge the decision in court.
If you're a full-time student
A specific rule may apply to you
If you rent privately as a full-time student, your landlord may be able to evict you at the end of the academic year using a special rule called ground 4A, but only if they told you about it in writing by 31 May 2026.
If they use this ground, they must give you 4 months' notice, ending between 1 June and 30 September.
One more thing:
If you don't have a written tenancy agreement or any written record of your tenancy's terms, your landlord is required to provide certain written information by 31 May 2026. If they haven't done this, seek advice.