Renters’ Rights Act: 8 changes that affect your home and rent

Does the Renters’ Rights Act apply to your tenancy?

The Renters’ Rights Act has changed how most private tenancies work in England, including the rules on eviction, fixed terms, rent increases and advance payments. It also introduced stronger rights around pets, rental bidding and discrimination against tenants with children or those receiving benefits. The changes came into force on the 1st of May, although some wider parts of the Act are being introduced at a later stage.

I rent privately in England myself, and we’ve been fortunate with our current arrangement. Our landlady is an old family friend who has always looked after us, while a letting agent handles the administration and legal requirements on her behalf. The agent contacted us about the changes and checked that the required information had been provided, so we haven’t had to deal with disputes over any of the new rights.

That positive experience doesn’t remove the need to understand what the law says. Tenancy rules can be confusing, particularly when an old agreement appears to conflict with a new legal requirement. This guide explains 8 of the Renters’ Rights Act changes that private tenants are most likely to encounter.

Does the Renters’ Rights Act apply to your tenancy?

The main tenancy changes apply to most people renting privately in England under an assured tenancy. They don’t generally apply in the same way if you rent from a council or housing association, live in purpose-built student halls or are a lodger sharing accommodation with your landlord. Other exclusions can apply, so check the type of tenancy you hold before relying on any single rule.

An assured periodic tenancy will usually apply when the property is your main home, the landlord doesn’t live with you and you have your own room or property. You may still share facilities with other tenants without becoming a lodger. Holiday lets, business tenancies and some specialist accommodation follow different rules.

The Act applies in England, while Scotland, Wales and Northern Ireland have their own rental laws. A post, video or discussion referring generally to “UK renters” may therefore give the wrong impression about which rules apply. Check that any advice you use specifically covers England and has been updated since the changes took effect.

1. Did fixed-term private tenancies end?

Most existing assured shorthold tenancies automatically became assured periodic tenancies on the 1st of May. An assured periodic tenancy runs on a rolling basis, usually from week to week or month to month, rather than ending on a fixed date. New private assured tenancies also cannot be created with an enforceable fixed end date.

If your old tenancy agreement included an end date after the change, that date will normally no longer apply. You don’t need a replacement agreement solely because the tenancy became periodic, and the rest of the valid terms can continue. The tenancy carries on until you end it, you and the landlord agree to end it, or the landlord regains possession through the legal process.

This change gives a tenant more flexibility because they don’t have to wait for the end of a 6-month or 12-month contract before leaving. It doesn’t mean either side can ignore the notice rules or simply treat the tenancy as finished. Rent remains due until the tenancy has ended correctly.

2. Has Section 21 completely ended?

Section 21 no-fault evictions have ended for private assured tenancies covered by the new system. A landlord can no longer ask a tenant to leave without giving a recognised legal reason, even when an old tenancy agreement refers to Section 21. A possession case that began under a valid notice before the change may still continue under the transitional rules.

The end of Section 21 doesn’t mean a private tenant can never be evicted. Landlords can still use legal grounds for possession when, for example, they need to sell the property, plan to move into it, face serious rent arrears or need to address antisocial behaviour. They must serve the correct notice, use the correct ground and apply to court if the tenant doesn’t leave.

The usual notice period is 4 months for some grounds, including a landlord seeking to sell or move in, although shorter periods apply to other situations. A landlord generally cannot use the selling or moving-in grounds during the first 12 months of a tenancy. The precise ground matters because each one has its own conditions, evidence and notice period.

3. How often can your landlord increase the rent?

A landlord can normally increase the rent once a year and cannot increase it during the first 12 months of a new assured periodic tenancy. They must use Form 4A and give at least 2 months’ notice before the proposed increase begins. This formal procedure is known as the Section 13 process.

A casual message saying the rent will rise next week won’t meet the new procedure. The landlord must complete the prescribed notice, state the proposed amount and give enough time for the tenant to respond. They must follow the process every time, even when the tenant has verbally agreed to pay the higher amount.

You can apply for an open market rent determination if you believe the proposed amount is above the rent the property could reasonably achieve on the open market. The application must be made before the proposed increase takes effect, so don’t leave the notice untouched while deciding what to do. Gather examples of comparable nearby properties and seek advice where the valuation is disputed.

4. Can a landlord still ask for several months’ rent upfront?

A private landlord or letting agent usually cannot ask for more than 1 month’s rent in advance after the tenancy agreement has been signed. They also cannot ask for, encourage or accept rent before both parties have signed the agreement. The rule is intended to stop renters being priced out by demands for 6 or 12 months of rent before moving in.

The limit applies to rent rather than every payment connected with the tenancy. Before signing, an agent can still request a holding deposit of up to 1 week’s rent, while a tenancy deposit can generally be up to 5 weeks’ rent when the annual rent is below £50,000. The limit rises to 6 weeks when the annual rent is £50,000 or more, and the tenancy deposit must be protected in an approved scheme.

Once the tenancy has started, a tenant may choose to pay rent early, but the landlord cannot require them to do so. There are narrow exceptions involving some council-arranged tenancies and supported or social housing. Keep written evidence if an agent asks for a larger payment, even when the request is described as voluntary.

5. Can you now keep a pet in a rented home?

You now have a legal right to request permission to keep a pet, but you don’t have an automatic right to move an animal into the property without consent. The request should be made in writing and should describe the animal, including its type, size and likely space requirements. The landlord normally has 28 days to consider the request and reply in writing.

A landlord can refuse when there is a fair reason, such as the property being too small for the animal, another resident having a serious allergy or a superior lease preventing pets. A general dislike of animals, concern about a previous tenant’s pet or an assumption that any pet will damage the home would not normally be enough by itself. The individual request and property need to be considered rather than applying a blanket refusal.

Permission doesn’t remove the tenant’s responsibility for damage or nuisance. Repair costs caused by the pet may be deducted from the existing tenancy deposit when justified, and antisocial behaviour involving an animal can still lead to action. Ask before bringing the pet home, as keeping one without consent may breach the tenancy agreement.

6. Can landlords refuse tenants with children or benefits?

Landlords and letting agents cannot make somebody less likely to rent a property because they receive benefits or have children. This protection applies while searching for a home and after moving in, including when a tenant later starts claiming benefits or has a child. Mortgage or lease terms generally cannot be used to justify this discrimination.

A landlord can still carry out an affordability assessment and refuse an application when the household cannot genuinely afford the rent. Benefit income must be considered in the same way as other income rather than being ignored solely because of its source. The rule bans automatic exclusions such as “no benefits” or “no children”, rather than requiring a landlord to accept every applicant.

Limited exceptions may apply where accommodating children would create genuine overcrowding or conflict with a legitimate purpose of specialist accommodation. An older insurance contract may also create a temporary exception until it ends or renews. Contact the local council if an advert, agent or landlord appears to be applying an unlawful blanket rule.

7. Are rental bidding wars now banned?

Landlords and letting agents cannot ask for, encourage or accept an offer above the advertised rent. Any written advert must state a specific rental price rather than a range designed to invite competing bids. The rule covers online listings, printed adverts, social media posts, emails and messages.

An agent cannot tell applicants that somebody else has offered more and suggest they increase their bid. They also cannot accept an unsolicited offer above the advertised amount, even when they didn’t directly request it. The advertised price should be the highest rent the property is offered for during that letting process.

Keep a screenshot of the original advert and copies of any messages discussing a higher offer. Rental bidding can be reported to the council where the property is located, including after a tenant has moved in. A landlord or agent can face a fine of up to £7,000 for a first breach.

8. How much notice must you give when leaving?

A tenant normally needs to give 2 months’ written notice to end an assured periodic tenancy. The notice can be sent by letter, email or text, although your agreement may contain rules about how notices should be delivered. It should end on the day the rent is due or the day immediately before it.

You must continue paying the rent during the notice period, even when you move elsewhere before the tenancy legally ends. The landlord and tenant can agree in writing to a shorter notice period or an earlier ending. Keep the agreement and confirmation of the final date so there is no later dispute about rent.

These rules also affect older joint-tenancy situations where one tenant wants to leave after a relationship breakdown. The old fixed end date may no longer control the timing, but ending a joint periodic tenancy can affect every tenant named on it. Get specific advice before serving notice when another joint tenant plans to remain.

How do the main rules compare?

Issue	Previous position	Position under the Renters’ Rights Act
Section 21	Landlords could use a no-fault process when the conditions were met	New Section 21 notices cannot be used
Tenancy length	Fixed terms of 6 or 12 months were common	Most assured tenancies run periodically without an end date
Tenant notice	Often depended on the fixed term and agreement	Normally 2 months’ written notice
Rent increases	Rent review clauses and shorter processes could apply	Usually once a year through Form 4A with 2 months’ notice
Rent in advance	Several months could be requested	Usually limited to 1 month after signing
Pets	Permission depended heavily on the agreement	Written requests must be considered fairly
Benefits and children	Blanket exclusions were common in adverts	Discrimination on these grounds is restricted
Rental bidding	Applicants could be encouraged to offer more	Offers above the advertised rent cannot be encouraged or accepted

The comparison reflects the main assured-tenancy reforms currently in force in England. Individual tenancy types, transitional notices and specialist accommodation can follow different rules.

Should your landlord or agent have sent you an information sheet?

Most tenants with an existing written assured tenancy should have received the official Renters’ Rights Act Information Sheet by the 31st of May. A landlord didn’t need to issue an entirely new tenancy agreement, but the official PDF had to explain how the existing tenancy had changed. Where an agent manages the property, the agent was responsible for giving the document to the tenant.

The document had to be supplied as a printed copy or as the PDF attached to an electronic message. Sending only a link to the government page wasn’t enough for the legal requirement. Every tenant named on the agreement should have received a copy.

Our letting agent contacted us and checked the information as part of managing the tenancy for our landlady. That gave us reassurance that the administration had been dealt with properly, without any dispute or chasing on our part. A tenant who didn’t receive the sheet can download it themselves for reference and ask the landlord or agent why it wasn’t provided.

What can you do if your landlord or agent breaks the rules?

Keep written evidence and contact the local council where the property is located if you believe the landlord or agent has broken a rule. Useful evidence can include the property advert, emails, messages, payment requests, rent notices and your tenancy agreement. The council has powers to investigate several of the new offences and breaches.

You can also seek housing advice from Shelter or Citizens Advice. An adviser can help check whether the Act applies to your tenancy, whether a notice is valid and what steps need to be taken before a deadline. Don’t ignore an eviction or rent notice because time limits may affect your options.

For some housing offences, a tenant can apply to the First-tier Tribunal for a Rent Repayment Order. The tribunal may order repayment of some or all of the rent paid during a period of up to 2 years, depending on the offence and evidence. This is a legal process rather than an automatic refund, so check the eligibility rules before applying.

Which Renters’ Rights Act changes are still to come?

Not every measure contained in the Renters’ Rights Act is operating yet. The government plans to begin rolling out a private rented-sector property database from late this year, starting with landlords and councils. Public access and wider data sharing are expected to follow after the first stage.

A new landlord ombudsman is also planned, but mandatory landlord membership is currently expected later, with the roadmap pointing towards 2028. The ombudsman is intended to provide another route for resolving disputes without going directly to court. Until it is operating, tenants should continue using the existing complaints, council, tribunal and court routes.

The extension of Awaab’s Law and a Decent Homes Standard to private rented properties remains subject to further consultation and a future timetable. That means tenants shouldn’t assume every proposed housing-standard measure is already enforceable under the Act. Check the latest GOV.UK guidance when dealing with repairs, damp, mould or property standards.

What do these changes mean for private renters?

The Renters’ Rights Act gives private tenants stronger protection, but it doesn’t remove every responsibility or prevent all legal evictions. Rent must still be paid, notice must still be given correctly and tenancy conditions continue to matter. The main difference is that landlords and agents must use clearer legal grounds and formal procedures when changing the rent or ending the tenancy.

My own experience shows that the relationship doesn’t have to become confrontational. We’ve been fortunate to have a good landlady and an agent that deals with the administration, communicates with us and checks that the required information has been provided. Knowing the rules still matters because a positive personal relationship doesn’t replace the written tenancy or the law.

Check which tenancy type you hold, save the official information sheet and keep copies of notices or messages relating to rent and the tenancy. Seek advice promptly when something doesn’t look right, particularly before accepting a rent increase, leaving the property or responding to an eviction notice. This article provides general information and isn’t a substitute for legal advice about an individual tenancy.

Faq's

Does the Renters’ Rights Act apply to every tenant?

No, the main tenancy changes apply to most private assured tenancies in England. Different rules apply to council and housing-association tenants, many lodgers and people living in student halls. Check your tenancy type before relying on the guidance.

Can a landlord still evict you after Section 21 ended?

Yes, a landlord can still seek possession when a recognised legal ground applies. Examples include selling the property, moving into it, rent arrears or antisocial behaviour. They must use the correct notice and court process.

Can a landlord refuse permission for a pet?

Yes, but the refusal must be based on a fair reason rather than a general dislike of pets. You should make the request in writing and describe the animal. The landlord normally has 28 days to respond.

How often can a private landlord increase the rent?

A landlord can normally increase the rent once a year and cannot increase it during the first 12 months of a new tenancy. They must use Form 4A and give at least 2 months’ notice. You may be able to challenge an above-market increase.

Can a landlord ask for 6 months’ rent in advance?

A private landlord or agent can usually ask for no more than 1 month’s rent in advance after the tenancy agreement has been signed. They cannot ask for, encourage or accept rent before both sides sign. Holding and security deposits are covered by separate rules.

What happened to existing fixed-term tenancies?

Most existing assured shorthold tenancies automatically became assured periodic tenancies. Any fixed end date in the old agreement normally stopped applying. The tenancy continues until the tenant ends it, both sides agree to end it or the landlord gains possession lawfully.

How much notice does a private tenant need to give?

A tenant normally needs to give 2 months’ written notice to end an assured periodic tenancy. The notice should end on the rent due date or the day before it. The landlord and tenant can agree to a shorter period in writing.

What can you do if your landlord breaks the new rules?

Keep copies of adverts, messages, notices and payment records, then contact the council responsible for the area where the property is located. Shelter and Citizens Advice can also explain your options. Some breaches can lead to council action, financial penalties or a Rent Repayment Order.