Private Renting is changing from May 1st 2026
Read the Guidance for if you were served a notice of possession before 1 May 2026
The Renters’ Rights Act is creating new rights and responsibilities for tenants, landlords and lettings agents
The changes only relate to private rented tenants in England with an assured or assured shorthold tenancy.
Different rules apply if tenants:
- rent from a housing association or local council
- are renting in student halls (university owned or private)
- are a lodger
Read the Government guidance and FAQs for tenants
Watch the video by Shelter and visit their website which explains the changes.
All tenants are advised to understand the guidance and know their rights.
Tenancies
Fixed Term Tenancies known as Assured Shorthold Tenancies or ASTs (those with an end date) will be banned. New and most existing private rented tenancies will become Assured Periodic Tenancies.
Read the Assured Periodic Tenancy Guidance
Landlords will need to give tenants written information about the tenancy:
For most tenancies that started before 1st May 2026, a landlord will need to send tenants a copy of the Renters' Rights Act Information Sheet 2026 by 31 May 2026, either digitally or on paper.
Tenancies that start on or after 1st May 2026, or existing ones which don’t have a written record, a landlord will need to provide tenants with certain written information about the tenancy – this can be included within a tenancy agreement document.
Read the full tenancy agreements guidance
Tenants can remain in a property until they decide to move out – 2 months written notice to the landlord will be required from tenants that expires at the end of a rental cycle. The notice could be less than two months if the tenancy agreement states so or a landlord agrees in writing.
A landlord can still evict tenants
A Section 8 notice will have to be issued to tenants and then decided in court for a landlord to regain possession of a property. Landlords will need to specify certain Grounds of why they want to evict tenants. Examples are rent arrears or anti-social behaviour or if a landlord wishes to sell the property or move back in themselves.
Rent and Payments
Rent increases will be limited to once every 12 months
A landlord will have to provide notice to tenants which states what the new proposed rent is. The notice has to be served at least 2 months before the rent increase starts.
Tenants can challenge a proposed rent increase by applying to a First-tier Tribunal
Read the full increase guidance.
Landlords and letting agents will not be allowed to encourage rental bidding – this is when renters offer higher prices than each other to secure a tenancy. The rent must be published in advance when the property is advertised to let.
Read the full rental bidding guidance
Rent in advance when a tenancy begins will be limited to a maximum of one month’s rent. It is only payable when the tenancy is signed by all parties. Once the tenancy has started the landlord cannot ask for another rent payment before it is due.
Read the full rent in advance guidance.
Deposits
The rules remain that Holding Deposits are capped at a maximum of one week’s rent. A Security Deposit equal to a maximum of 5 weeks rent (6 weeks for when annual rent is £50k or more). Security Deposits have to be protected in a Government approved scheme and information about this provided to tenants by landlords.
Discrimination
Discrimination against renters who have children or receive benefits will be illegal
A landlord or anybody acting on their behalf, such as a letting agent, won’t be able to make it less likely or prevent someone from renting a property because they have children or receive benefits. This includes withholding information about a property (including its availability), preventing someone from viewing it, or refusing to grant a tenancy.
Read the full rental discrimination guidance
Pets
Tenants can request in writing to have a pet in their home. A landlord has to consider this and reply in a certain timescale. If they refuse the request there have to be valid reasons
Student tenancies
Students who are already in purpose-built accommodation / halls of residence will no longer have a fixed term tenancy after 1st May 2026
Students who live in a house share with other students will no longer have a fixed term tenancy after 1st May 2026. Landlords may serve a notice between 1st May 2026 and 30 July 2026 giving 2 months for students to move out – this is so the properties are available for groups of students in the next academic year
From 2027 landlords will need to provide students in house shares with four months’ notice to end a tenancy between 1 June and 30 September.
Next phases of the Renters’ Rights Act will include
- Private Rented Property Database – anticipated late 2026
- Private Rented Ombudsman – anticipated late 2026
- Changes for Social Housing Tenancies – October 2027
- Decent Homes Standard in the Private Rented Sector – proposed 2035-2037
- Awaab’s Law in the Private Rented Sector – date to be confirmed
To contact Sefton Council about the Renters’ Rights Act
Call 0345 140 0845 or email tenancy.relations@sefton.gov.uk