Abolition of Section 21:

Section 21 ‘no-fault’ evictions will be abolished and replaced with an updated Section 8 process, which includes several additional and amended possession grounds. Once implemented, a landlord will only be able to serve notice to end a tenancy using this revised Section 8 procedure.

To improve clarity and confidence for all parties, the Government has added and amended several mandatory grounds for possession. Landlords will be required to provide a specific reason for seeking to end the tenancy and, in most cases, must give four months’ notice. In addition, notice cannot be served to end the tenancy earlier than 12 months after the tenancy began.

Certain grounds will also include restrictions on when a landlord may re-market the property following the use of Section 8, so the implications of serving notice should be carefully considered.

Where a tenant is in rent arrears or breaches the terms of the tenancy agreement, the landlord may also use the updated Section 8 process to seek possession.

End of Fixed-Term Tenancies:

One of the most significant changes is the end of fixed-term Assured Shorthold Tenancies.

From 1 May 2026, all new tenancies, as well as existing fixed-term ASTs, will commence as or automatically convert into periodic (rolling) contracts. Tenants will be required to give two months’ notice if they wish to end the tenancy.

Rent Review Process:

Where a landlord wishes to increase the rent, a Section 13 notice must be served.

A Section 13 notice can only be used once per year, and the proposed rent must reflect open market value, giving the tenant at least two months’ notice of the increase.

If the tenant disagrees with the proposed rent, they will have access to a free tribunal service to challenge it.

Pet Requests:

As is currently the case, tenants will be able to request permission to keep a pet at the property.

However, following implementation of the new rules, landlords will only be able to refuse such requests if it is deemed unreasonable (for example, if pets are prohibited under a headlease). All pet requests must be considered and responded to appropriately and within specified timescales.

A landlord cannot request or receive a higher deposit, nor insist that a tenant takes out pet insurance.

Landlords will, however, continue to have full discretion during the tenant selection process when choosing who to let their property to.

Ban on Rental Bidding:

Even if a tenant offers it, it will be unlawful to accept a rent higher than the advertised price.

Landlord Requesting Rent in Advance:

Landlords will no longer be able to accept more than one month’s rent in advance, and this cannot be collected until the tenancy agreement has been signed.

A tenant may choose to make additional voluntary payments, but these cannot be demanded or written into the tenancy agreement.

The deposit will remain capped at five weeks’ rent and must continue to be protected in an approved deposit protection scheme.

Prohibiting Rental Discrimination:

It will be illegal to discriminate against tenants who have children or who receive benefits.

Landlords will still have the freedom to choose who they let their property to, but decisions must be based on affordability and suitability, not on whether the prospective tenant has children or is in receipt of benefits. Landlords may still request references and carry out credit checks.

• The introduction of the landlord Private Rented Sector Database.
• Launch of the Private Rented Sector landlord Ombudsman.

• A new Decent Home Standard.
• Extension of Awaab’s Law to the Private Rented Sector.
• Introduction of Minimum Energy Efficiency Standards (MEES) of EPC C or equivalent (currently by 2030).

Additional secondary legislation (regulations) will add further detail to some provisions and bring the Act’s measures into force.

From 1 May 2026, landlords in the private rented sector in England will no longer be able to use Section 21 of the Housing Act 1988 to evict tenants. Landlords will be able to evict tenants who have an assured periodic tenancy using a Section 8 notice.

For existing tenancies (created before 1 May 2026), landlords won’t need to change a current tenancy agreement, if one is in place, or issue a new one. Instead, landlords with existing tenancies will need to provide tenants with a copy of the UK Government published ‘Information Sheet’ on or before 31 May 2026. This was published in March 2026. It must be given to every tenant, either as a printed hard copy by post or by hand, or sending the PDF electronically as an attachment by email or text.

For new tenancies created on or after 1 May 2026, landlords will need to provide certain information about the tenancy to their tenants in writing. On 20 January 2026, the UK Government published the draft statutory instrument (SI) on the written information landlords must provide to tenants at the outset of tenancies.

No, on and after 1 May 2026, a landlord will only be able to require up to one month’s rent (or 28 days’ rent for tenancies with rental periods of less than one month) once a tenancy agreement has been signed and before it starts. The Renters’ Rights Act also amends the Housing Act 1988 so that, once a tenancy starts, a landlord will be unable 7 to enforce any terms in a tenancy agreement that require rent to be paid in advance of the agreed due date.

The legislation does not set out details on what a reasonable reason would be to refuse a pet. However, guidance from the UK Government says it may be reasonable to refuse a request in some circumstances, such as:

• Another tenant has an allergy.
• The property is too small for a large pet or several pets.
• The pet is illegal to own.
• If the landlord is a leaseholder, and the freeholder does not allow pets.

It will not usually be reasonable to refuse if the landlord:

• Does not like pets.
• Has had issues with tenants who had pets in the past.
• Has had previous tenants with pets who damaged the property.
• Has general concerns about potential damage in the future.
• Thinks a pet might affect future rentals.
• Knows the tenant needs an assistance animal, such as a guide dog.